Abbey Road · Westminster · Cities of London and Westminster constituency · 51.53013, -0.17707

NW8 9PN— Abbey Road, Westminster

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

The practical family move

 

Top 5% LondonSchools 100%Safety 81/100Transport 57/100Yield 4.00%

Best for: Families, Investors

Compare areas

Strong for families — high safety and school scores

Liveability
77
Safety
81
Schools
95
Transport
57
Environment
56
Investment
68

The bottom line

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

Check your dealbreakers

Toggle the things that matter to you — see how NW8 9PN scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how NW8 9PN meets your needs.

Location

NW8 9PN

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 9PN

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare NW8 9PN with:

Postcode Personality

🚇 Hyper-Connected🎓 School Smart🔒 Very Safe🍕 Buzzing

“The practical family move”

Share:WhatsAppShare on X

How NW8 9PN 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 · 6 min walk

KS2: 107.3

★★

Secondary

Harris Academy St John's Wood

Good · Inspected Nov 2019 · 11 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 · 11 min walk

4 primaries · 2 secondaries · 0 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Paddington Fire Station · 1.2km

Crime is 8% below London average

Property

Prices, sales volume and market trends

Avg floor area99.3 m²

EPC breakdown

B
4%
C
32%
D
9%
E
1%

Based on 46 properties · Confidence: high

Street mix

Flat 98%Other 2%

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

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£248,250
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band FAnnual charge £1,309
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+4.8%

Total change

+269%

Market Activity

Price Velocity & Acceleration

Current Velocity

+46.8%

per year

Acceleration

+60.28

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £300k–£350k · 48 sales

Property Type Mix

Total: 48 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£325k£330k+1.5%3
Post-dot-com plateau2001–2004£250k£173k-30.8%1.7
Pre-crash peak2005–2007£295k£440k+49.2%1.7
GFC & correction2008–2012£312k£908k+190.9%1.8
Help-to-Buy recovery2013–2014£630k£1.38m+119.4%2.5
Brexit uncertainty2017–2019£1.15m£840k-27%1
Pandemic surge2020–2021£1.00m£945k-5.6%1.5
Rate-rise correction2022–2023£818k£1.20m+46.8%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-3.9% alpha

Flat/maisonette-3.9% α
Local
4.4%
District
8.3%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

11out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing22
Trend Position10

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
6.5 min walk
South Hampstead

Nearby stations

St. John's Wood Underground StationJubilee
7 min walk
Maida Vale Underground StationBakerloo
8 min walk
Warwick Avenue Underground StationBakerloo
11 min walk
Edgware Road (Bakerloo) Underground StationBakerloo
15 min walk
South Hampstead Rail StationLioness
16 min walk
No bus stops within 400m

48

Walkability score

102

Footpaths (500m)

15

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge36 min ↑
Victoria ★31 min
Waterloo37 min ↓
Canary Wharf46 min ↑
City40 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

26

Car parks (800m)

16

EV chargers (800m)

Total spaces (800m)65
Nearest car park60m
Santander docks (800m)15
Nearest cycle dock0.1 km

Nearby car parks

🅿️
NCP Car Park London Maida Vale65 spaces
406m

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 AONB10% green spaceTree canopy: 28%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 4.3 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

ST JOHNS WOOD MEDICAL PRACTICE

BRAMPTON HOUSE, 60 GROVE END ROAD, NW8 9NH

5 min walk

86%

Recommend GP

86%

Overall GP experience

9

GPs within 1km

10

Dentists within 1km

2

Care homes (1km)

Nearest hospitalHospital of St John and St Elizabeth · 379 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 2.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

122

Parks (1km)

20

Restaurants (800m)

12

Cafes (800m)

0

Pubs (400m)

5

Pharmacies (800m)

3

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Lord's Tavern (319 m)

Nearest supermarketPanzer's Delicatessen · 497 m
1 tennis courts1 swimming pools2 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)

0

Cinemas (2km)

547m

Post office

Nearby shops

Londis411 m
Monocle499 m
Provenance Village Butcher506 m
All Greens510 m

Nearby cafes

Abbey Cafe329 m
Yugen343 m
Notes492 m
Caffè Nero515 m

Nearby restaurants

Kotta Sushi393 m
Ember477 m
Maido489 m
Crocker's Folly505 m

Nearby pubs

Lord's Tavern319 m
Cru '78500 m
Warrington530 m
The Eagle535 m

Nearby gyms

1 Rebel567 m
Heartcore Fitness649 m
Pilates Tonic662 m
Little Venice Sports Centre849 m

Nearby pharmacies

Holmes Chemist307 m
Remedy's Pharmacy498 m
Boots582 m
Courtenay Chemists582 m

Nearby health

St John's Wood Medical Practice351 m
Hospital of St John and St Elizabeth379 m
Maida Smiles419 m
Monet Beauty Clinic498 m
Food hygiene (5-star)55% of 88

Business

Local businesses registered here

Active businesses
5
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

BERNARD NATHAN PROPERTY COMPANY LIMITED
MATRED INVESTMENTS LIMITED
MYNDOS YACHTING LTD
SARART LIMITED
SHAHCAP LTD

Investment

Investment grade, yield and market outlook

68

Investment score

Good

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 score24/100
Right-to-buy sales (5yr)Owner-occupier growth signal44

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+15.3%

Rent growth (1yr)

Market liquidity

Future outlook

58

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route6,561m
Crossrail 2 route3,038m

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
No
Article 4 area
Yes
Listed buildings (800m)
169
Live planning apps (800m)
38
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
79
Planning apps (3 years)
58
Local approval rate
73%
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)
25
Largest scheme
117 homes · 30-34, 30-34, ST JOHN'S WOOD ROAD, NW8 8QP
Pipeline pressure
NONE

Named schemes (500m)

20, 20, ABBEY ROAD, NW8113 homes
completed
PSYCHIATRIC HOSPITAL, 4, PSYCHIATRIC HOSPITAL, 4, MAIDA VALE, W9 1RS57 homes
completed
TELEPHONE EXCHANGE, 17, TELEPHONE EXCHANGE, 17, HALL ROAD, NW850 homes
completed
41-47, 41-47, ST JOHNS WOOD ROAD, NW843 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

Live in NW8 9PN? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for NW8 9PN.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Westminster with nearby boroughs:

Westminster vs CamdenWestminster vs IslingtonWestminster vs Kensington And ChelseaWestminster vs Tower Hamlets

Similar postcodes

Frequently asked questions

📍 Track NW8 9PN

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for NW8 9PN

Full postcodeNW8 9PN
Postcode districtNW8
BoroughLondon Borough of Westminster
WardAbbey Road
Latitude51.530126
Longitude-0.177065
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