Abbey Road · Westminster · Queen's Park and Maida Vale constituency · 51.52902, -0.18070

NW8 9RA— Abbey Road, Westminster

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

The family fortress

 

Top 5% LondonSchools 100%Safety 81/100Transport 60/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
78
Safety
81
Schools
100
Transport
60
Environment
61
Investment
53

The bottom line

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

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Location

NW8 9RA

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 9RA

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

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“The family fortress”

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How NW8 9RA has changed

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 · Inspected Apr 2024 · 3 min walk

KS2: 107.3

—

Secondary

St George's Catholic School

Not yet inspected · Inspected Jan 2025 · 8 min walk

P8: +0.70A8: 55.9

100% of local schools rated Good or Outstanding · based on 20 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 13 min walk

7 primaries · 2 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 · 1.0km

Crime is 1% 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£10,651/m²
Price per ft²£989/ft²
Avg floor area103.4 m²

EPC breakdown

C
4%
D
1%

Based on 5 properties · Confidence: low

Street mix

Semi 6%Flat 94%

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£258,500
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £1,309
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2025 · CAGR

+6.5%

Total change

+454%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.0%

per year

Acceleration

-10.02

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £600k–£700k · 15 sales

Property Type Mix

Total: 15 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£195k£195k+0%1
Post-dot-com plateau2001–2004£330k£560k+69.7%1.5
Pre-crash peak2006–2007£649k£611k-5.9%1
GFC & correction2011–2012£690k£1.13m+63%1
Help-to-Buy recovery2015–2015£1.15m£1.15m+0%1
Brexit uncertainty2017–2019£1.32m£1.38m+3.8%1
Pandemic surge2021–2021£1.20m£1.20m+0%1
Rate-rise correction2022–2022£1.20m£1.20m+0%1
Current market2025–2025£1.08m£1.08m+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
Maida Vale StationBakerloo line
4 min walk
South Hampstead

Nearby stations

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

54

Walkability score

119

Footpaths (500m)

14

Santander docks (800m)

0.2 km

Nearest cycle dock

Central London commute times

London Bridge32 min ↓
Victoria ★31 min
Waterloo33 min ↓
Canary Wharf42 min ↓
City36 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

31

Car parks (800m)

23

EV chargers (800m)

Total spaces (800m)65
Nearest car park162m
Santander docks (800m)14
Nearest cycle dock0.2 km

Nearby car parks

🅿️
NCP Car Park London Maida Vale65 spaces
162m

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 waterMEDIUM
Medium
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: 1.4 km away✗ Not Green Belt✗ Not AONB28% green spaceTree canopy: 70%
More green space than 83% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 4.5 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

8 min walk

86%

Recommend GP

86%

Overall GP experience

9

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalHospital of St John and St Elizabeth · 617 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 2.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

133

Parks (1km)

18

Restaurants (800m)

14

Cafes (800m)

2

Pubs (400m)

5

Pharmacies (800m)

2

Gyms (1km)

20

Sports (1km)

3

Convenience

Nearest supermarketAl-Shaheen Supermarket · 363 m
13 tennis courts1 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

411m

Post office

Nearby shops

Elgin Market309 m
Local Supermarket335 m
Supersave Food And Wine356 m
Soloman Supermarket371 m

Nearby cafes

Abbey Cafe322 m
Yugen336 m
The Peppermint352 m
SO Café366 m

Nearby restaurants

Banana Tree353 m
Ember367 m
Thai Rice384 m
Kotta Sushi394 m

Nearby pubs

Warrington262 m
Elgin366 m
Cru '78374 m
The Eagle405 m

Nearby gyms

Paddington Sports Club658 m
Pilates Tonic685 m
Iyengar Yoga Maida Vale707 m
Paddington Recreation Ground Fitness Suite714 m

Nearby pharmacies

Holmes Chemist316 m
Vineyard Pharmacy380 m
Remedy's Pharmacy390 m
Boots430 m

Nearby health

Maida Smiles151 m
Monet Beauty Clinic323 m
Yourdental Wellness375 m
Elgin Dental Care377 m
Food hygiene (5-star)47% of 75

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
44

High street

A

High street health

Registered businesses

ELEVATE PILATES LONDON LTD
ROARK GUILD LTD

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 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

4/100

Velocity score

Future outlook

70.7

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 route6,699m
Crossrail 2 route3,260m

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)
191
Live planning apps (800m)
43
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
112
Planning apps (3 years)
71
Local approval rate
75%
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)
22
Largest scheme
113 homes · 20, 20, ABBEY ROAD, NW8
Pipeline pressure
NONE

Named schemes (500m)

PSYCHIATRIC HOSPITAL, 4, PSYCHIATRIC HOSPITAL, 4, MAIDA VALE, W9 1RS57 homes
completed
TELEPHONE EXCHANGE, 17, TELEPHONE EXCHANGE, 17, HALL ROAD, NW850 homes
completed
ABBEY HALL GARAGE, 9, ABBEY HALL GARAGE, 9, ABBEY ROAD, NW821 homes
completed
Leonora House, 49, Leonora House, 49, Lanark Road, W9 1DG21 homes
completed
88-90, 88-90, RANDOLPH AVENUE, W913 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 9RA

Full postcodeNW8 9RA
Postcode districtNW8
BoroughLondon Borough of Westminster
WardAbbey Road
Latitude51.529022
Longitude-0.180699
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