Abbey Road · Westminster · Cities of London and Westminster constituency · 51.53393, -0.17432

NW8 9TD— Abbey Road, Westminster

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 77/100Transport 58/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
71
Safety
77
Schools
90
Transport
58
Environment
56
Investment
47

The bottom line

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

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Location

NW8 9TD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-0.7% vs London avg
vs London crime+35.0% vs London avg

Deep-dive guides for NW8 9TD

🛡️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 9TD 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 · 6 min walk

P8: +0.53A8: 50.9

100% of local schools rated Good or Outstanding · based on 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 14 min walk

3 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

87.6 incidents per 1,000 residents

Higher crime than 66% of London
→ Stable

-80% vs borough

Crime by type

Other39%
Anti-social behaviour16%
Violence & sexual offences12%
Theft11%
Vehicle crime10%
Burglary7%
Robbery3%
Drug offences2%

Road safety

100

Road safety score

0

Accidents (5yr)

5

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Paddington Fire Station · 1.7km

Crime is +35% above London average

Property

1 May

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£11,873/m²
Price per ft²£1,103/ft²
Avg floor area83.1 m²

EPC breakdown

C
17%
D
20%
E
2%

Based on 39 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£207,750
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 (community)
GlazingFully double glazed
Council tax band Band FAnnual charge £1,309
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2024 · CAGR

+6.3%

Total change

+455%

Market Activity

Price Velocity & Acceleration

Current Velocity

+39.7%

per year

Acceleration

+65.30

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £200k–£250k · 49 sales

Property Type Mix

Total: 49 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£183k£155k-15.1%2.4
Post-dot-com plateau2001–2004£230k£368k+59.8%3
Pre-crash peak2005–2007£400k£475k+18.8%2
GFC & correction2009–2012£514k£1.47m+185.6%2
Help-to-Buy recovery2013–2015£710k£813k+14.4%2.3
Brexit uncertainty2017–2018£885k£925k+4.5%2.5
Rate-rise correction2022–2023£975k£725k-25.6%1.5
Current market2024–2024£1.01m£1.01m+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.3% alpha

Flat/maisonette-0.3% α
Local
5.4%
District
5.7%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing16
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
St. John's Wood Underground StationJubilee line
0.8 min walk
South Hampstead

Nearby stations

St. John's Wood Underground StationJubilee
1 min walk
South Hampstead Rail StationLioness
11 min walk
South HampsteadNational Rail
11 min walk
Maida Vale Underground StationBakerloo
11 min walk
Swiss Cottage Underground StationJubilee
14 min walk
No bus stops within 400m

52

Walkability score

30

Footpaths (500m)

13

Santander docks (800m)

0.1 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

20

Car parks (800m)

3

EV chargers (800m)

Nearest car park98m
Santander docks (800m)13
Nearest cycle dock0.1 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 1.6 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 28%
Below average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 3.9 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

1 min walk

86%

Recommend GP

86%

Overall GP experience

10

GPs within 1km

6

Dentists within 1km

5

Care homes (1km)

Nearest hospitalHospital of St John and St Elizabeth · 87 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 2.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

112

Parks (1km)

15

Restaurants (800m)

12

Cafes (800m)

2

Pubs (400m)

3

Pharmacies (800m)

4

Gyms (1km)

9

Sports (1km)

5

Convenience

Nearest supermarketPanzer's Delicatessen · 151 m
1 tennis courts2 swimming pools2 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

1

Libraries (1km)

1

Cinemas (2km)

401m

Post office

Nearby shops

Monocle129 m
Tesco Express172 m
Nicolas212 m
Londis222 m

Nearby cafes

Helterskelter80 m
Notes124 m
GAIL's Bakery183 m
Starbucks204 m

Nearby restaurants

Maido119 m
Fora171 m
Pret A Manger188 m
Motcombs192 m

Nearby pubs

The Duke Of York210 m
The Ordnance Arms287 m
Lord's Tavern631 m
Cru '78962 m

Nearby gyms

Heartcore Fitness214 m
1 Rebel261 m
Pilates Tonic570 m
Swiss Cottage Leisure Centre Swimming Pool946 m

Nearby pharmacies

St Johns Wood Pharmacy226 m
Courtenay Chemists385 m
Holmes Chemist487 m
Lord's Pharmacy649 m

Nearby health

Hospital of St John and St Elizabeth87 m
St John's Wood Medical Practice120 m
SmileMore Dental Care229 m
St. John's Wood Orthodontic Clinic338 m
Food hygiene (5-star)60% of 73

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
44

High street

A

High street health

Registered businesses

74 HAMILTON TERRACE RTM COMPANY LIMITED
AARA CAPITAL LTD
BAIER ASSOCIATES LTD
BAIER EXECUTIVE SEARCH LTD
CECIL MANAGEMENT LIMITED

+6 more

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

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

58.6

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route6,667m
Crossrail 2 route2,939m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,228 nationally

1,392

Est. population

7,225/km²

54%

Employed

59%

Degree educated

£41,700

Median income

2.3%

Claimant rate

Inner cityHigh densityYoung professionals

35

Community stability

Age profile

19%
23%
21%
19%
16%
Under 1819%
18–3423%
35–4921%
50–6419%
65+16%

Tenure

22%
37%
28%
Own outright22%
Own (mortgage)13%
Private rent37%
Social rent28%
Shared ownership0%
Rent free0%

Ethnicity

33%
27%
17%
White British33%
White Other27%
Asian17%
Black6%
Mixed5%
Other12%

Employment & lifestyle

Managerial / professional47%
Routine / semi-routine12%
No car household53%
Unemployed3%
No qualifications15%

Housing tenure (Census 2021)

Private rent37%
Social rent28%

vs. London

Income vs London-0.7%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
186
Live planning apps (800m)
30
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
89
Planning apps (3 years)
60
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
26
Largest scheme
282 homes · Dora House, 60, St John's Wood Road, NW8 7HN
Pipeline pressure
NONE

Named schemes (500m)

20, 20, ABBEY ROAD, NW8113 homes
completed
Development Site At 1, Queens Grove, 12-22 Finchley Road, NW8 6EB66 homes
completed
28-32, 28-32, Wellington Road, NW8 9SP36 homes
completed
Embassy Court, Embassy Court, Wellington Road, NW8 9SX25 homes
completed
THE ROSSETTI PUBLIC HOUSE, 23, THE ROSSETTI PUBLIC HOUSE, 23, QUEENS GROVE, NW823 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 9TD

Full postcodeNW8 9TD
Postcode districtNW8
BoroughLondon Borough of Westminster
WardAbbey Road
Latitude51.533932
Longitude-0.174318
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