Abbey Road · Westminster · Cities of London and Westminster constituency · 51.52862, -0.17603

NW8 9RU— Abbey Road, Westminster

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 88/100Transport 51/100~4% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
70
Safety
88
Schools
90
Transport
51
Environment
56
Investment
47

The bottom line

NW8 9RU 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 9RU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-1.7% vs London avg
vs London crime-62.0% vs London avg

Deep-dive guides for NW8 9RU

🛡️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 9RU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Gateway Academy

Good · Inspected Oct 2022 · 6 min walk

KS2: 104.3

★★

Secondary

Harris Academy St John's Wood

Good · Inspected Nov 2019 · 13 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 · 9 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

24.8 incidents per 1,000 residents

Better than 83% of London
→ Stable

-94% vs borough

Crime by type

Other30%
Violence & sexual offences30%
Anti-social behaviour22%
Vehicle crime11%
Burglary8%
Drug offences0%
Theft0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Paddington Fire Station · 1.1km

Crime is 62% 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£10,583/m²
Price per ft²£983/ft²
Avg floor area46.8 m²

EPC breakdown

B
1%
C
35%
D
18%

Based on 54 properties · Confidence: high

Street mix

Flat 100%

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£117,000
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £906
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+5.1%

Total change

+321%

Market Activity

Price Velocity & Acceleration

Current Velocity

-19.2%

per year

Acceleration

-31.22

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £350k–£400k · 38 sales

Property Type Mix

Total: 38 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£92k£127k+38.8%1.8
Post-dot-com plateau2001–2004£220k£190k-13.6%2.2
Pre-crash peak2005–2007£310k£445k+43.5%2.3
GFC & correction2008–2012£250k£317k+26.8%1.2
Help-to-Buy recovery2013–2016£315k£560k+77.8%1.3
Brexit uncertainty2018–2018£459k£459k+0%2
Pandemic surge2021–2021£425k£425k+0%1
Current market2024–2025£476k£385k-19.2%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.3% alpha

Flat/maisonette-0.3% α
Local
6.1%
District
6.4%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
St. John's Wood Underground StationJubilee line
8.3 min walk
London Paddington→ Paddington
0 min

Nearby stations

St. John's Wood Underground StationJubilee
8 min walk
Maida Vale Underground StationBakerloo
9 min walk
Warwick Avenue Underground StationBakerloo
10 min walk
Edgware Road (Bakerloo) Underground StationBakerloo
13 min walk
Edgware Road (Circle Line) Underground StationCircle · District
14 min walk
No bus stops within 400m

53

Walkability score

184

Footpaths (500m)

20

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

23

Car parks (800m)

17

EV chargers (800m)

Total spaces (800m)65
Nearest car park202m
Santander docks (800m)20
Nearest cycle dock0.1 km

Nearby car parks

🅿️
NCP Car Park London Maida Vale65 spaces
383m

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: 1.2 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 70%
Above average green space

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

WESTMINSTER LD PARTNERSHIP

MEZZANINE FLOOR, 215-219 LISSON GROVE, NW8 8LW

5 min walk

8

GPs within 1km

12

Dentists within 1km

1

Care homes (1km)

Nearest hospitalHospital of St John and St Elizabeth · 523 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 2.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

142

Parks (1km)

27

Restaurants (800m)

13

Cafes (800m)

1

Pubs (400m)

5

Pharmacies (800m)

3

Gyms (1km)

6

Sports (1km)

0

Convenience

Nearest supermarketAldi · 503 m
1 tennis courts2 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)

424m

Post office

Nearby shops

Provenance Village Butcher376 m
All Greens391 m
GAIL's414 m
Jay's437 m

Nearby cafes

Caffè Nero397 m
D1 Coffee421 m
Myra Chocolate444 m
Abbey Cafe496 m

Nearby restaurants

Crocker's Folly324 m
Ember349 m
Pret A Manger395 m
Maguro407 m

Nearby pubs

Lord's Tavern177 m
Cru '78377 m
LV lounge400 m
Windsor Castle405 m

Nearby gyms

1 Rebel641 m
Little Venice Sports Centre685 m
Lisson Green Outdoor Gym742 m
Heartcore Fitness804 m

Nearby pharmacies

Remedy's Pharmacy366 m
Boots464 m
Holmes Chemist476 m
Curie Chemist485 m

Nearby health

Yourdental Wellness381 m
Abi Dental Care413 m
Maida Smiles418 m
Fortes Clinic420 m
Food hygiene (5-star)48% of 106

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

PROPERTY SHARE LIMITED LIMITED

Investment

Investment grade, yield and market outlook

47

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 score21/100
Right-to-buy sales (5yr)Owner-occupier growth signal44
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+15.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

54

Price growth score

C
High

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route6,405m
Crossrail 2 route2,934m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,338 nationally

1,490

Est. population

30,000/km²

46%

Employed

50%

Degree educated

£41,300

Median income

4.5%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

35

Community stability

Age profile

16%
21%
20%
21%
21%
Under 1816%
18–3421%
35–4920%
50–6421%
65+21%

Tenure

15%
29%
47%
Own outright15%
Own (mortgage)8%
Private rent29%
Social rent47%
Shared ownership0%
Rent free1%

Ethnicity

23%
28%
16%
16%
White British23%
White Other28%
Asian16%
Black6%
Mixed10%
Other16%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine15%
No car household68%
Unemployed4%
No qualifications18%

Housing tenure (Census 2021)

Social rent47%
Private rent29%

vs. London

Income vs London-1.7%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
130
Live planning apps (800m)
34
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
74
Planning apps (3 years)
49
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
9
Under construction
0
Completed (3yr)
193
Largest scheme
282 homes · Dora House, 60, St John's Wood Road, NW8 7HN
Pipeline pressure
LOW

Named schemes (500m)

30-34, 30-34, ST JOHN'S WOOD ROAD, NW8 8QP117 homes
completed
CLARENDON COURT (6-30), CLARENDON COURT (6-30), MAIDA VALE, W9100 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
LIBERAL JEWISH SYNAGOGUE, 28, LIBERAL JEWISH SYNAGOGUE, 28, ST JOHNS WOOD ROAD, NW847 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 9RU

Full postcodeNW8 9RU
Postcode districtNW8
BoroughLondon Borough of Westminster
WardAbbey Road
Latitude51.528617
Longitude-0.176030
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