Abbey Road · Westminster · Queen's Park and Maida Vale constituency · 51.53335, -0.18077

NW8 9AS— Abbey Road, Westminster

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

The practical family move

 

Top 5% LondonSchools 100%Safety 81/100Transport 54/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
77
Safety
81
Schools
95
Transport
54
Environment
54
Investment
54

The bottom line

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

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Location

NW8 9AS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+6.9% vs London avg
vs London crime-1.0% vs London avg

Deep-dive guides for NW8 9AS

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

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“The practical family move”

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How NW8 9AS 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 · 7 min walk

P8: +0.53A8: 50.9

100% of local schools rated Good or Outstanding · based on 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

64.4 incidents per 1,000 residents

Better than 50% of London
→ Stable

-85% vs borough

Crime by type

Other27%
Anti-social behaviour24%
Violence & sexual offences17%
Vehicle crime11%
Burglary9%
Drug offences6%
Theft3%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Paddington Fire Station · 1.5km

Crime is 1% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£21,487/m²
Price per ft²£1,996/ft²
Avg floor area172 m²

EPC breakdown

C
1%
D
16%
E
2%

Based on 19 properties · Confidence: medium

Street mix

Terraced 70%Detached 8%Flat 23%

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£430,000
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band FAnnual charge £1,309
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+7.8%

Total change

+787%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.4%

per year

Acceleration

-146.56

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £600k–£700k · 53 sales

Property Type Mix

Total: 53 sales

Detached7.5%
Terraced69.8%
Flat/maisonette22.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£416k£255k-38.7%3.2
Post-dot-com plateau2001–2002£925k£1.66m+79.2%2.5
Pre-crash peak2005–2007£1.76m£3.37m+90.9%2
GFC & correction2009–2012£2.20m£1.89m-14.2%1.3
Help-to-Buy recovery2013–2014£3.38m£2.00m-40.7%1.5
Brexit uncertainty2017–2019£3.82m£678k-82.3%1.3
Pandemic surge2020–2021£3.48m£2.80m-19.4%2.5
Rate-rise correction2022–2023£1.69m£4.03m+138.2%1.5
Current market2024–2024£3.69m£3.69m+0%4

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+16% alpha

Weakest performer

Terraced

-1% alpha

Flat/maisonette+16% α
Local
30.8%
District
14.8%
Terraced-1% α
Local
6.4%
District
7.4%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Maida Vale StationBakerloo line
6.3 min walk
South Hampstead

Nearby stations

St. John's Wood Underground StationJubilee
6 min walk
Maida Vale Underground StationBakerloo
7 min walk
Kilburn High Road Rail StationLioness
11 min walk
South Hampstead Rail StationLioness
11 min walk
South HampsteadNational Rail
11 min walk
No bus stops within 400m

45

Walkability score

28

Footpaths (500m)

10

Santander docks (800m)

0.3 km

Nearest cycle dock

Central London commute times

London Bridge ★38 min
Victoria40 min ↑
Waterloo40 min ↑
Canary Wharf48 min ↑
City44 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

30

Car parks (800m)

8

EV chargers (800m)

Total spaces (800m)65
Nearest car park213m
Santander docks (800m)10
Nearest cycle dock0.3 km

Nearby car parks

🅿️
NCP Car Park London Maida Vale65 spaces
639m

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: 1.8 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 52%
Below average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 4.0 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

PES@SAFARIAN & SIMON (ABBEY RD) SWL

SAFARIAN & SIMON OPTICIANS, 53 ABBEY ROAD, NW8 0AD

6 min walk

9

GPs within 1km

8

Dentists within 1km

5

Care homes (1km)

Nearest hospitalHospital of St John and St Elizabeth · 402 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

130

Parks (1km)

15

Restaurants (800m)

14

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

4

Gyms (1km)

18

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Clifton (418 m)

Nearest supermarketAl-Shaheen Supermarket · 470 m
10 tennis courts1 swimming pools3 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)

225m

Post office

Nearby shops

Elgin Market418 m
Local Supermarket470 m
Soloman Supermarket488 m
Supersave Food And Wine504 m

Nearby cafes

Yugen146 m
Abbey Cafe160 m
Caffe Bianco202 m
Vera's231 m

Nearby restaurants

Kotta Sushi93 m
L'Aventure200 m
Ritu203 m
PizzaExpress247 m

Nearby pubs

The Clifton418 m
Elgin462 m
The Duke Of York663 m
Queens Arms671 m

Nearby gyms

Pilates Tonic222 m
Heartcore Fitness487 m
Feel Electric538 m
Iyengar Yoga Maida Vale634 m

Nearby pharmacies

Holmes Chemist167 m
Vineyard Pharmacy505 m
Hodgetts Chemist546 m
St Johns Wood Pharmacy677 m

Nearby health

Monet Beauty Clinic349 m
Hospital of St John and St Elizabeth402 m
St John's Wood Medical Practice437 m
St. John's Wood Orthodontic Clinic544 m
Food hygiene (5-star)48% of 71

Business

Local businesses registered here

Active businesses
12
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
44

High street

A

High street health

Registered businesses

ABBEY GARDENS MANAGEMENT LIMITED
BOX & COX PUBLICATIONS LIMITED
BRITISH LION MUSIC LIMITED
CLASSIC MUSIC LIMITED
CONNOISSEUR COLLECTION LIMITED(THE)

+7 more

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 score26/100
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

8/100

Velocity score

Future outlook

65.3

Price growth score

B
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route6,980m
Crossrail 2 route3,364m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 27,933 nationally

1,816

Est. population

11,456/km²

64%

Employed

73%

Degree educated

£44,900

Median income

1.0%

Claimant rate

Urban coreHigh densityYoung professionals

32

Community stability

Age profile

20%
25%
25%
16%
14%
Under 1820%
18–3425%
35–4925%
50–6416%
65+14%

Tenure

26%
17%
52%
Own outright26%
Own (mortgage)17%
Private rent52%
Social rent5%
Shared ownership0%
Rent free0%

Ethnicity

32%
31%
16%
White British32%
White Other31%
Asian16%
Black2%
Mixed8%
Other11%

Employment & lifestyle

Managerial / professional60%
Routine / semi-routine6%
No car household54%
Unemployed3%
No qualifications7%

Housing tenure (Census 2021)

Private rent52%
Social rent5%

vs. London

Income vs London+6.9%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
210
Live planning apps (800m)
49
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
87
Planning apps (3 years)
72
Local approval rate
68%
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)
14
Largest scheme
113 homes · 20, 20, ABBEY ROAD, NW8
Pipeline pressure
NONE

Named schemes (500m)

20, 20, ABBEY ROAD, NW8113 homes
completed
ABBEY HALL GARAGE, 9, ABBEY HALL GARAGE, 9, ABBEY ROAD, NW821 homes
completed
16A, 16A, Abbey Road, NW8 9BD13 homes
completed
Land At Rear Of Grove Hall Court, Land At Rear Of Grove Hall Court, Hall Road, NW8 9NY11 homes
completed
72 - 74 Hamilton Terrace London NW8 9UL9 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
15.2%
Ward turnout
38%
Election year
2026
MP
Georgia Gould (Labour)
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 9AS

Full postcodeNW8 9AS
Postcode districtNW8
BoroughLondon Borough of Westminster
WardAbbey Road
Latitude51.533349
Longitude-0.180772
Parliamentary constituencyQueen's Park and Maida Vale
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