Abingdon · Kensington and Chelsea · Kensington and Bayswater constituency · 51.49351, -0.19954

SW5 9QS— Abingdon, Kensington and Chelsea

Location and area intelligence for SW5 9QS, Abingdon, Kensington and Chelsea

The practical family move

 

Bottom 25% LondonSchools 80%Safety 70/100Transport 64/100~3% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
71
Safety
70
Schools
65
Transport
64
Environment
71
Investment
51

The bottom line

SW5 9QS offers exceptional schools (80% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catches: high noise levels nearby and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

SW5 9QS

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-1.0% vs London avg
vs London crime+52.0% vs London avg

Deep-dive guides for SW5 9QS

🛡️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 SW5 9QS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

65

Education score

Good for families
★ Top school within 1km
★★

Primary

St Barnabas and St Philip's CofE Primary School

Good · Inspected Apr 2024 · 6 min walk

KS2: 110.3

!

Secondary

Holland Park School

Inadequate · Inspected Apr 2022 · 16 min walk

P8: +0.09A8: 59.6

80% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Above London average

Childcare

Childcare

James Lee Nursery School

Not inspected · 12 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

98.6 incidents per 1,000 residents

Higher crime than 74% of London
↑ Rising 307.4%

-13% vs borough

Crime by type

Other32%
Violence & sexual offences21%
Anti-social behaviour19%
Vehicle crime8%
Drug offences7%
Burglary7%
Theft4%
Robbery2%

Road safety

97

Road safety score

3

Accidents (5yr)

7

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Kensington Fire Station · 1.2km

Crime is +52% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

SW5 district median

£888,750

Based on 85 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£6,223/m²
Price per ft²£578/ft²
Avg floor area55.8 m²

EPC breakdown

C
58%
D
32%
E
1%
F
1%

Based on 92 properties · Confidence: high

Street mix

Flat 93%Other 7%

LHA rates — Inner West London

Shared room£760/mo
1 bedroom£1350/mo
2 bedrooms£1625/mo
3 bedrooms£2050/mo
4 bedrooms£2550/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 yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£139,500
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)
GlazingSingle glazed
Council tax band Band FAnnual charge £1,768
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.5%

Total change

+398%

Market Activity

Price Velocity & Acceleration

Current Velocity

-54.4%

per year

Acceleration

-130.42

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £700k+ · 14 sales

Property Type Mix

Total: 14 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£71k£215k+205%1
Pre-crash peak2007–2007£297k£297k+0%1
GFC & correction2012–2012£277k£277k+0%1
Help-to-Buy recovery2015–2016£1.60m£671k-58.2%1
Brexit uncertainty2017–2019£438k£770k+76%1.5
Current market2025–2025£351k£351k+0%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1% alpha

Flat/maisonette-1% α
Local
-2.7%
District
-1.7%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

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
Earl's Court Underground StationDistrict line
5.3 min walk
West Brompton

Nearby stations

Earl's Court Underground StationDistrict · Piccadilly
6 min walk
West Kensington Underground StationDistrict
7 min walk
West Brompton Underground StationDistrict
9 min walk
West Brompton Rail StationMildmay · Southern
10 min walk
West BromptonNational Rail
10 min walk
No bus stops within 400m

54

Walkability score

148

Footpaths (500m)

26

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge34 min ↓
Victoria ★21 min
Waterloo37 min ↓
Canary Wharf44 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

19

Car parks (800m)

1

EV chargers (800m)

Nearest car park68m
Santander docks (800m)26
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Store Car Park· no
205m

Connectivity

Broadband and mobile coverage

100%

Full fibre

2%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed106 Mbps
Median download167 Mbps
Superfast coverage100%
All operators 5G92%

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: 14.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 96% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.5 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 67%
Below average green space

Nearest SSSI: Barn Elms Wetland Centre SSSI — 2.7 km

Energy

Solar: 858 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): None recorded

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 yield857.8 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

HEALTH AND WELLBEING CENTRE, EARLS COURT

2B HOGARTH ROAD, SW5 0PT

6 min walk

61%

Recommend GP

61%

Overall GP experience

9

GPs within 1km

14

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCromwell Hospital · 614 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 7.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

88

Parks (1km)

60

Restaurants (800m)

19

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

5

Gyms (1km)

13

Sports (1km)

0

Convenience

Nearest supermarketGreen Valley · 559 m
7 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
1,168 licensed premises in borough732 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

1

Cinemas (2km)

576m

Post office

Nearby shops

Dina Supermarket348 m
Quick Shop Food & Drinks353 m
Co-op Food438 m
Earl's Court Food & Wine455 m

Nearby cafes

Dolci Coffee & Juice327 m
Caffè Nero450 m
Chun Fun How462 m
R&H463 m

Nearby restaurants

Cacciari's177 m
Maria G's285 m
Mohsen302 m
Taco Bell317 m

Nearby pubs

The Warwick Arms319 m
Earls Court Tavern346 m
The Hansom Cab365 m
The Scarsdale Tavern389 m

Nearby gyms

Soho Gyms513 m
The Kensington Studio554 m
Core Collective673 m
London Lifestyle Academy684 m

Nearby pharmacies

Earls Court Chemist485 m
Boots518 m
Kensington Pharmacy596 m
H Lloyd Chemist606 m

Nearby health

Earls Court Dental Clinic319 m
Earls Court Dental Practice339 m
The Abingdon Medical Practice352 m
Scarsdale Dental & Implant Clinic401 m
Food hygiene (5-star)80% of 210

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
45

High street

A

High street health

Registered businesses

ASTROBOY DESIGN LIMITED
GAF GROUP LTD
GLOBAL ASSETS MANAGEMENT LTD
MICHAEL TREASURE ASSOCIATES LTD
QUINTONYORKE CONSTRUCTION LTD

+1 more

Investment

Investment grade, yield and market outlook

51

Investment score

Moderate

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

Avg monthly rent
£2,557London avg: £1,950/mo
Gross yield
3.5% (average)London avg: 3.8%Below average yield — bottom 51%
Gentrification score28/100
Right-to-buy sales (5yr)Owner-occupier growth signal45
Sales last 12 months0

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+11.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

12/100

Velocity score

Future outlook

65

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route6,903m
Crossrail 2 route3,323m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,020 nationally

2,231

Est. population

13,732/km²

50%

Employed

57%

Degree educated

£41,600

Median income

4.6%

Claimant rate

Urban coreHigh densityYoung professionals

32

Community stability

Age profile

22%
27%
23%
18%
Under 1822%
18–3427%
35–4923%
50–6418%
65+12%

Tenure

18%
39%
32%
Own outright18%
Own (mortgage)8%
Private rent39%
Social rent32%
Shared ownership3%
Rent free0%

Ethnicity

19%
24%
19%
24%
White British19%
White Other24%
Asian19%
Black9%
Mixed6%
Other24%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine13%
No car household59%
Unemployed5%
No qualifications12%

Housing tenure (Census 2021)

Private rent39%
Social rent32%

vs. London

Income vs London-1.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
39
Live planning apps (800m)
25
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
1
Planning apps (12 months)
10
Planning apps (3 years)
1
Local approval rate
90%
Borough approval rate
88%
Opportunity area
No
CIL rate (residential)
£450/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
65
Largest scheme
506 homes · 375, 375, Kensington High Street, And The Radnor Arms, 247 Warwick Road, W14 8QH
Pipeline pressure
NONE

Named schemes (500m)

195, 195, Warwick Road, W14 8PU370 homes
completed
'RAMESSES II' SITE, 185-187, 'RAMESSES II' SITE, 185-187, WARWICK ROAD, W14296 homes
completed
LAND OFF, LAND OFF, WARWICK ROAD, FENELON PLACE, W14200 homes
completed
46-56, 46-56, WARWICK ROAD, SW554 homes
completed
150-158, 150-158, EARLS COURT ROAD, SW540 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
23.2%
Ward turnout
37%
Election year
2026
MP
Joe Powell (Labour)
MP majority
2,903
Constituency
Kensington and Bayswater

Councillors

Sarah Ann Louise AddenbrookeConservative
Anne Barbara CyronConservative
James Alexander HusbandConservative

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Key facts for SW5 9QS

Full postcodeSW5 9QS
Postcode districtSW5
BoroughLondon Borough of Kensington and Chelsea
WardAbingdon
Latitude51.493505
Longitude-0.199545
Parliamentary constituencyKensington and Bayswater
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