Abbey Road · Westminster · Cities of London and Westminster constituency · 51.53083, -0.17394

NW8 9JP— Abbey Road, Westminster

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

The practical family move

 

Top 5% LondonSchools 100%Safety 81/100Transport 62/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
77
Safety
81
Schools
90
Transport
62
Environment
56
Investment
53

The bottom line

NW8 9JP offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

NW8 9JP

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-1.7% vs London avg
vs London crime-8.0% vs London avg

Deep-dive guides for NW8 9JP

🛡️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 9JP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St John's Wood Primary School

Good · Inspected Sept 2019 · 5 min walk

KS2: 107.4

★★

Secondary

Harris Academy St John's Wood

Good · Inspected Nov 2019 · 10 min walk

P8: +0.53A8: 50.9

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 10 min walk

3 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

59.8 incidents per 1,000 residents

Better than 54% of London
→ Stable

-86% vs borough

Crime by type

Other38%
Violence & sexual offences22%
Anti-social behaviour15%
Vehicle crime10%
Burglary7%
Theft5%
Drug offences2%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Paddington Fire Station · 1.4km

Crime is 8% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£16,765/m²
Price per ft²£1,558/ft²
Avg floor area459.7 m²

EPC breakdown

D
2%
E
1%

Based on 3 properties · Confidence: low

Street mix

Semi 33%Terraced 33%Detached 33%

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£1,149,250
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsCavity wall, filled cavity
RoofFlat, insulated (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £1,309
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+4.7%

Total change

+297%

Market Activity

Price Velocity & Acceleration

Current Velocity

-37.4%

per year

Acceleration

+7.56

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £700k+ · 11 sales

Property Type Mix

Total: 11 sales

Detached27.3%
Semi-detached36.4%
Terraced36.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£1.50m£1.60m+6.7%1
Post-dot-com plateau2001–2004£525k£1.91m+263.8%1.3
Pre-crash peak2005–2005£2.33m£2.33m+0%1
GFC & correction2010–2011£563k£3.50m+521.7%1
Help-to-Buy recovery2014–2014£17.25m£17.25m+0%1
Pandemic surge2020–2020£9.50m£9.50m+0%1
Current market2025–2025£5.95m£5.95m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
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
4.9 min walk
South Hampstead

Nearby stations

St. John's Wood Underground StationJubilee
5 min walk
Maida Vale Underground StationBakerloo
10 min walk
Warwick Avenue Underground StationBakerloo
14 min walk
Edgware Road (Bakerloo) Underground StationBakerloo
15 min walk
Marylebone Underground StationBakerloo
15 min walk
No bus stops within 400m

55

Walkability score

95

Footpaths (500m)

16

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

18

Car parks (800m)

6

EV chargers (800m)

Total spaces (800m)65
Nearest car park173m
Santander docks (800m)16
Nearest cycle dock0.2 km

Nearby car parks

🅿️
NCP Car Park London Maida Vale65 spaces
625m

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: 1.3 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 4.2 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): 1

Landslide susceptibility: Low

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

WELLINGTON HEALTH CENTRE

16 WELLINGTON ROAD, ST JOHNS WOOD, NW8 9SP

3 min walk

88%

Recommend GP

88%

Overall GP experience

9

GPs within 1km

13

Dentists within 1km

1

Care homes (1km)

Nearest hospitalHospital of St John and St Elizabeth · 281 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 2.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

127

Parks (1km)

19

Restaurants (800m)

15

Cafes (800m)

1

Pubs (400m)

6

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

2

Convenience

Nearest supermarketPanzer's Delicatessen · 314 m
1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

549m

Post office

Nearby shops

Londis203 m
Monocle324 m
St Johns Wood General Store348 m
Kent & Sons366 m

Nearby cafes

Green House Cafe319 m
Notes319 m
GAIL's Bakery359 m
Poke House369 m

Nearby restaurants

Maido318 m
Fora345 m
Babbo349 m
Cinder351 m

Nearby pubs

Lord's Tavern285 m
The Duke Of York418 m
The Ordnance Arms579 m
Cru '78663 m

Nearby gyms

1 Rebel356 m
Heartcore Fitness559 m
Pilates Tonic751 m
Lisson Green Outdoor Gym794 m

Nearby pharmacies

Courtenay Chemists353 m
St Johns Wood Pharmacy401 m
Lord's Pharmacy441 m
Holmes Chemist470 m

Nearby health

St John's Wood Medical Practice229 m
Hospital of St John and St Elizabeth281 m
SmileMore Dental Care366 m
Aura Dental545 m
Food hygiene (5-star)54% of 92

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

IT & QA LIMITED
LHY APARTMENTS LIMITED
LHY HOMES PROPERTY LIMITED
OLD STREET ADVISORY LIMITED
OLD STREET CAPITAL LIMITED

+1 more

Investment

Investment grade, yield and market outlook

53

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 score25/100
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

4/100

Velocity score

Future outlook

64.5

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route6,433m
Crossrail 2 route2,842m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,626 nationally

1,688

Est. population

9,123/km²

57%

Employed

67%

Degree educated

£41,300

Median income

1.1%

Claimant rate

Urban coreHigh densityYoung professionals

29

Community stability

Age profile

19%
26%
22%
18%
15%
Under 1819%
18–3427%
35–4922%
50–6418%
65+15%

Tenure

25%
14%
56%
Own outright25%
Own (mortgage)14%
Private rent56%
Social rent5%
Shared ownership0%

Ethnicity

25%
32%
21%
14%
White British25%
White Other32%
Asian21%
Black3%
Mixed4%
Other14%

Employment & lifestyle

Managerial / professional51%
Routine / semi-routine8%
No car household57%
Unemployed5%
No qualifications9%

Housing tenure (Census 2021)

Private rent56%
Social rent5%

vs. London

Income vs London-1.7%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
147
Live planning apps (800m)
30
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
74
Planning apps (3 years)
51
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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
185
Largest scheme
282 homes · Dora House, 60, St John's Wood Road, NW8 7HN
Pipeline pressure
NONE

Named schemes (500m)

30-34, 30-34, ST JOHN'S WOOD ROAD, NW8 8QP117 homes
completed
LIBERAL JEWISH SYNAGOGUE, 28, LIBERAL JEWISH SYNAGOGUE, 28, ST JOHNS WOOD ROAD, NW847 homes
completed
41-47, 41-47, ST JOHNS WOOD ROAD, NW843 homes
completed
28-32, 28-32, Wellington Road, NW8 9SP36 homes
completed
Embassy Court, Embassy Court, Wellington Road, NW8 9SX25 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 9JP

Full postcodeNW8 9JP
Postcode districtNW8
BoroughLondon Borough of Westminster
WardAbbey Road
Latitude51.530833
Longitude-0.173937
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