Abbey Road · Westminster · Cities of London and Westminster constituency · 51.53252, -0.17831

NW8 9AB— Abbey Road, Westminster

Location and area intelligence for NW8 9AB, Abbey Road, Westminster

The practical family move

 

Top 5% LondonSchools 100%Safety 87/100Transport 63/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
78
Safety
87
Schools
95
Transport
63
Environment
56
Investment
54

The bottom line

NW8 9AB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

NW8 9AB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-1.7% vs London avg
vs London crime-58.0% vs London avg

Deep-dive guides for NW8 9AB

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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🚇 Hyper-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How NW8 9AB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

St Joseph's RC Primary School

Outstanding · Inspected Apr 2024 · 8 min walk

KS2: 107.3

★★

Secondary

Harris Academy St John's Wood

Good · Inspected Nov 2019 · 8 min walk

P8: +0.53A8: 50.9

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 14 min walk

4 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

27.6 incidents per 1,000 residents

Better than 81% of London
→ Stable

-94% vs borough

Crime by type

Other29%
Anti-social behaviour24%
Violence & sexual offences14%
Theft12%
Burglary8%
Vehicle crime6%
Robbery4%
Drug offences2%

Road safety

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Paddington Fire Station · 1.4km

Crime is 58% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

NW8 district median

£787,500

Based on 47 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£9,410/m²
Price per ft²£874/ft²
Avg floor area36.3 m²

EPC breakdown

C
28%
D
22%
E
2%

Based on 52 properties · Confidence: high

Street mix

Flat 100%

LHA rates — Inner North London

Shared room£708/mo
1 bedroom£1440/mo
2 bedrooms£1794/mo
3 bedrooms£2160/mo
4 bedrooms£3060/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£90,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingSingle glazed
Council tax band Band DAnnual charge £906
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.1%

Total change

+344%

Market Activity

Price Velocity & Acceleration

Current Velocity

+48.2%

per year

Acceleration

+91.01

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £300k–£350k · 105 sales

Property Type Mix

Total: 105 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£76k£145k+92.1%4.7
Post-dot-com plateau2001–2004£126k£247k+96%5
Pre-crash peak2005–2007£232k£310k+33.4%5
GFC & correction2008–2012£278k£316k+14%2.8
Help-to-Buy recovery2013–2016£300k£430k+43.3%3.3
Brexit uncertainty2017–2019£488k£480k-1.5%2
Pandemic surge2020–2021£408k£550k+35%3
Rate-rise correction2022–2022£395k£395k+0%1
Current market2024–2025£226k£335k+48.2%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.5% alpha

Flat/maisonette-2.5% α
Local
3.9%
District
6.4%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

44out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
St. John's Wood Underground StationJubilee line
4.1 min walk
South Hampstead

Nearby stations

St. John's Wood Underground StationJubilee
5 min walk
Maida Vale Underground StationBakerloo
8 min walk
South Hampstead Rail StationLioness
12 min walk
South HampsteadNational Rail
12 min walk
Warwick Avenue Underground StationBakerloo
14 min walk
No bus stops within 400m

44

Walkability score

33

Footpaths (500m)

13

Santander docks (800m)

0.2 km

Nearest cycle dock

Central London commute times

London Bridge ★26 min
Victoria29 min ↓
Waterloo28 min ↓
Canary Wharf36 min ↓
City33 min ↓

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

28

Car parks (800m)

8

EV chargers (800m)

Total spaces (800m)65
Nearest car park192m
Santander docks (800m)13
Nearest cycle dock0.2 km

Nearby car parks

🅿️
NCP Car Park London Maida Vale65 spaces
584m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G97%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 28.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 78% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 1.6 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 37%
Below average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 4.1 km

Energy

Solar: 852 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 2

Landslide susceptibility: Medium

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,526 hrs/yr

Sunshine

601 mm/yr

Rainfall

22.8°C

Summer avg

3.1°C

Winter avg

Solar yield852.4 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

ST JOHNS WOOD MEDICAL PRACTICE

BRAMPTON HOUSE, 60 GROVE END ROAD, NW8 9NH

3 min walk

86%

Recommend GP

86%

Overall GP experience

8

GPs within 1km

12

Dentists within 1km

5

Care homes (1km)

Nearest hospitalHospital of St John and St Elizabeth · 246 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 2.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

108

Parks (1km)

12

Restaurants (800m)

11

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

6

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Duke Of York (521 m)

Nearest supermarketPanzer's Delicatessen · 431 m
1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
4,137 licensed premises in borough2,967 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

1

Cinemas (2km)

398m

Post office

Nearby shops

Londis414 m
Monocle419 m
Tesco Express476 m
Elgin Market492 m

Nearby cafes

Abbey Cafe188 m
Yugen190 m
Caffe Bianco371 m
Helterskelter379 m

Nearby restaurants

Kotta Sushi199 m
L'Aventure364 m
Ritu364 m
PizzaExpress405 m

Nearby pubs

The Duke Of York521 m
Elgin550 m
Lord's Tavern576 m
The Ordnance Arms598 m

Nearby gyms

Pilates Tonic399 m
Heartcore Fitness434 m
1 Rebel537 m
Feel Electric715 m

Nearby pharmacies

Holmes Chemist169 m
St Johns Wood Pharmacy528 m
Vineyard Pharmacy590 m
Courtenay Chemists617 m

Nearby health

Hospital of St John and St Elizabeth246 m
St John's Wood Medical Practice265 m
Monet Beauty Clinic436 m
SmileMore Dental Care517 m
Food hygiene (5-star)57% of 72

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
44

High street

A

High street health

Registered businesses

D J STANBURY LTD
ONORIAL LEGAL SERVICES LTD
STACKWISE SOLUTIONS LTD

Investment

Investment grade, yield and market outlook

54

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£2,622London avg: £1,950/mo
Gross yield
4.0% (average)London avg: 3.8%Above average yield
Gentrification score23/100
Right-to-buy sales (5yr)Owner-occupier growth signal44
Sales last 12 months0

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+15.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

12/100

Velocity score

Future outlook

72.1

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityLow-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route6,788m
Crossrail 2 route3,178m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 26,140 nationally

1,775

Est. population

21,355/km²

66%

Employed

73%

Degree educated

£41,300

Median income

1.7%

Claimant rate

Urban coreVery high densityYoung professionals

20

Community stability

Age profile

14%
32%
26%
13%
15%
Under 1814%
18–3432%
35–4926%
50–6413%
65+14%

Tenure

16%
68%
Own outright16%
Own (mortgage)9%
Private rent68%
Social rent6%
Shared ownership0%
Rent free0%

Ethnicity

23%
34%
25%
White British23%
White Other35%
Asian26%
Black4%
Mixed5%
Other8%

Employment & lifestyle

Managerial / professional62%
Routine / semi-routine6%
No car household73%
Unemployed3%
No qualifications9%

Housing tenure (Census 2021)

Private rent68%
Social rent6%

vs. London

Income vs London-1.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
214
Live planning apps (800m)
48
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
91
Planning apps (3 years)
70
Local approval rate
70%
Borough approval rate
85%
Opportunity area
No
CIL rate (residential)
£500/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
16
Largest scheme
113 homes · 20, 20, ABBEY ROAD, NW8
Pipeline pressure
NONE

Named schemes (500m)

20, 20, ABBEY ROAD, NW8113 homes
completed
Development Site At 1, Queens Grove, 12-22 Finchley Road, NW8 6EB66 homes
completed
TELEPHONE EXCHANGE, 17, TELEPHONE EXCHANGE, 17, HALL ROAD, NW850 homes
completed
10, 10, FINCHLEY ROAD, NW822 homes
completed
ABBEY HALL GARAGE, 9, ABBEY HALL GARAGE, 9, ABBEY ROAD, NW821 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
15.2%
Ward turnout
38%
Election year
2026
MP
Rachel Blake (Labour (Co-op))
MP majority
2,708
Constituency
Cities of London and Westminster

Councillors

Hannah Rebecca GalleyConservative
Festus Kehinde AkinbusoyeConservative
Caroline Emma SargentConservative

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Key facts for NW8 9AB

Full postcodeNW8 9AB
Postcode districtNW8
BoroughLondon Borough of Westminster
WardAbbey Road
Latitude51.532519
Longitude-0.178311
Parliamentary constituencyCities of London and Westminster
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey