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NW8 9QU

Hamilton Terrace · Abbey Road · Westminster

NW8 9QU is in Abbey Road, Westminster — one of London's best-connected postcodes (PTAL 5).

Nearest tube: Maida Vale Station, 3.8 min

Best for:FamiliesCommutersYoung professionals
85
i
Liveability
N/A
i
Safety
75
i
Transport
57
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Environment
98
i
Amenity
95
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Property
London liveability rankTop 1% in London
OverallExcellent
InvestmentNeutral
RiskLow
Urban core · High density
Updated 29 May 2026
Compare NW8 9QU with…
NW8 9QU
85Liveability
75Transport

Deep-dive guides for NW8 9QU

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

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At a glance

  • 📍NW8 9QU is in Abbey Road, Westminster — one of London's best-connected postcodes (PTAL 5).
  • 👤Best for: Families, Commuters, Young professionals
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Property

Prices, sales volume and market trends

⚠️

Low transaction volume — very few sales recorded. Price figures may not reflect the wider area. Treat with caution.

Avg floor area116.4 m²

EPC breakdown

D
4%
E
5%

Based on 9 properties · Confidence: low

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£291,000
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
WallsSolid brick, as built, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band FAnnual charge £1,309
Price growth potentialLow

Investment

Rental yield, rent and gentrification

65

Investment score

Good

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

Avg monthly rent£2,622
Gross yield3.70% (average)
Gentrification score26/100

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+15.3%

Rent growth (1yr)

Market liquidity

Future outlook

Low

Price growth potential

High

Development pressure

Low

New supply risk

Safety

Crime rates and local incidents

Crime data not available for this postcode.

Transport

1 May

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
🚇
Maida Vale StationBakerloo line
3.8 min walk
🚂
Kilburn High Road

Nearby stations

🚇
Maida Vale Underground StationBakerloo
4 min walk
🚇
St. John's Wood Underground StationJubilee
9 min walk
🚇
Kilburn Park Underground StationBakerloo
10 min walk
🚇
Kilburn High Road Rail StationLioness
10 min walk
🚂
Kilburn High RoadNational Rail
10 min walk
🚌No bus stops within 400m

86

Walkability score

31

Footpaths (500m)

7

Santander docks (800m)

0.2 km

Nearest cycle dock

Central London commute times

31 min

London Bridge

40 min

Victoria

30 min

Waterloo ★

38 min

Canary Wharf

37 min

City

Source: TfL Journey Planner (sector-level)

Location

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

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

Primary

St Joseph's RC Primary School

Outstanding · 7 min walk

KS2: 107.3

—

Secondary

St George's Catholic School

Not yet inspected · 4 min walk

P8: +0.70A8: 55.9

100% of local schools rated Good or Outstanding

Childcare

★★

Childcare

Granville Plus Nursery School

Good · 12 min walk

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

Environment

22 Apr

Flood risk, air quality and noise

Flood riskLOW
Low
Surface waterHIGH
High
Air qualityLOW
NO₂: 30.0 µg/m³ · PM2.5: 10.0 µg/m³
NoiseLOW
none
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 1.8 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 70%

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

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Health

GP, dental and hospital access

PES@SAFARIAN & SIMON (ABBEY RD) SWL

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

7 min walk

8

GPs within 1km

8

Dentists within 1km

4

Care homes (1km)

Nearest hospitalHospital of St John and St Elizabeth · 628 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 2.7 km
A&E 4hr targetNHS target: 95%71.0%

Demographics

22 Apr

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Rank: 27,933 nationally

1,816

Est. population

11,456/km²

64%

Employed

73%

Degree educated

£44,900

Median income

0.9%

Claimant rate

Urban coreHigh densityYoung professionals

32

Community stability

Age profile

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

Tenure

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

Ethnicity

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 rent 52%Social rent 5%

vs. London

Income vs London+6.9%

Politics

Local councillors and MP

Ward majorityConservative
Ward majority vote15.2%
Ward turnout38%
Election year2026
MPGeorgia Gould (Labour)
MP majority2,708
ConstituencyCities of London and Westminster

Councillors

Hannah Rebecca GalleyConservative
Festus Kehinde AkinbusoyeConservative
Caroline Emma SargentConservative

Amenities

Shops, restaurants, parks and more

141

Parks (1km)

18

Restaurants (800m)

14

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

9

Gyms (1km)

33

Sports (1km)

4

Convenience

Nearest supermarketAl-Shaheen Supermarket · 245 m
24 tennis courts1 swimming pools2 sports halls

0

Libraries (1km)

1

Cinemas (2km)

344m

Post office

Nearby shops

Elgin Market212 m
Local Supermarket254 m
Soloman Supermarket261 m
Supersave Food And Wine284 m

Nearby cafes

Yugen206 m
Abbey Cafe215 m
Chai Chee254 m
The Peppermint279 m

Nearby restaurants

Kotta Sushi190 m
Thai Rice282 m
Banana Tree303 m
L'Aventure350 m

Nearby pubs

Elgin236 m
The Clifton413 m
Carlton Tavern526 m
Queens Arms528 m

Nearby gyms

Pilates Tonic331 m
Iyengar Yoga Maida Vale402 m
Paddington Recreation Ground Fitness Suite492 m
Feel Electric577 m

Nearby pharmacies

Holmes Chemist239 m
Vineyard Pharmacy278 m
Hodgetts Chemist600 m
Remedy's Pharmacy812 m

Nearby health

Monet Beauty Clinic143 m
Elgin Dental Care325 m
The Dental Design Studio483 m
Maida Smiles505 m
Food hygiene (5-star)53% of 70

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Trusted official data sources

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