Addison · Hammersmith and Fulham · Hammersmith and Chiswick constituency · 51.50391, -0.21846

W12 8PL— Addison, Hammersmith and Fulham

Location and area intelligence for W12 8PL, Addison, Hammersmith and Fulham

High-connectivity investment target

 

Schools 100%Safety 39/100Transport 63/100Yield 3.74%

Best for: Most buyers

Compare areas

Strong, well-rated schools set this area apart

Liveability
63
Safety
39
Schools
100
Transport
63
Environment
72
Investment
63

The bottom line

W12 8PL offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Most buyers who can accept its trade-offs.

The catch: high noise levels nearby.

Less suited to Families.

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Location

W12 8PL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income+13.8% vs London avg
vs London crime+336.0% vs London avg

Deep-dive guides for W12 8PL

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart⚠️ High crime🍕 Buzzing

“High-connectivity investment target”

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How W12 8PL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Addison Primary School

Not yet inspected · Inspected Feb 2025 · 6 min walk

KS2: 111.7

★★★

Secondary

The Cardinal Vaughan Memorial RC School

Outstanding · Inspected Nov 2021 · 6 min walk

P8: +1.04A8: 68.0

100% of local schools rated Good or Outstanding · based on 28 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

St Anne's & Avondale Park Nursery School

Good · 10 min walk

9 primaries · 1 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

High crime

283.1 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 668.4%

+238% vs borough

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Crime by type

Other39%
Anti-social behaviour18%
Violence & sexual offences17%
Drug offences7%
Theft6%
Robbery5%
Vehicle crime5%
Burglary2%

Stop & search

8.4

per 1,000 residents

→ Stable

trend

Road safety

94

Road safety score

6

Accidents (5yr)

9

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hammersmith Fire Station (G36) · 956m

Crime is +336% above London average

Property

Prices, sales volume and market trends

Avg floor area69.9 m²

EPC breakdown

B
9%
C
37%
D
3%

Based on 49 properties · Confidence: high

Street mix

Flat 100%

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

Energy & construction

Solar yield855 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£174,750
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,135
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2021 · CAGR

+7.2%

Total change

+427%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.0%

per year

Acceleration

+21.35

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £50k–£75k · 24 sales

Property Type Mix

Total: 24 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£53k£110k+107%1.5
Post-dot-com plateau2003–2003£170k£170k+0%1
Pre-crash peak2005–2006£189k£183k-3.4%2.5
GFC & correction2008–2012£140k£248k+76.8%1.3
Help-to-Buy recovery2013–2016£242k£351k+45.3%1.3
Brexit uncertainty2018–2019£356k£280k-21.3%1.5
Pandemic surge2021–2021£280k£280k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.7% alpha

Flat/maisonette+0.7% α
Local
10.3%
District
9.6%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
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
Shepherd's Bush (Central) Underground StationCentral line
0.7 min walk
Shepherds Bush

Nearby stations

Shepherd's Bush (Central) Underground StationCentral
1 min walk
Shepherds Bush Rail StationSouthern · Mildmay
2 min walk
Shepherds BushNational Rail
2 min walk
Shepherd's Bush Market Underground StationHammersmith & City · Circle
7 min walk
Goldhawk Road Underground StationHammersmith & City · Circle
8 min walk
3 bus routes · 6 stops within 400m · 162 buses/hr peak

88

Walkability score

244

Footpaths (500m)

22

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge40 min ↑
Victoria ★33 min
Waterloo42 min ↑
Canary Wharf49 min ↑
City37 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

21

Car parks (800m)

4

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)11
Nearest car park77m
Santander docks (800m)22
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Olympia London Motorail (P4) Car Park· yes
667m
🅿️
Tesco Hammersmith
771m

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: 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: 3.9 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 34%
Above average green space

Nearest SSSI: Barn Elms Wetland Centre SSSI — 2.9 km

Energy

Solar: 855 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 yield854.9 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE BUSH DOCTORS

16-17 WEST 12 SHOPPING CENTRE, SHEPHERDS BUSH GREEN, W12 8PP

0 min walk

77%

Recommend GP

77%

Overall GP experience

8

GPs within 1km

11

Dentists within 1km

Nearest hospitalCharing Cross Hospital · 1.9 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 6.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

105

Parks (1km)

86

Restaurants (800m)

26

Cafes (800m)

4

Pubs (400m)

7

Pharmacies (800m)

2

Gyms (1km)

20

Sports (1km)

9

Convenience

Nearest supermarketLidl · 77 m
15 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

D
929 licensed premises in borough383 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

2

Cinemas (2km)

131m

Post office

Nearby shops

Sainsbury's Local35 m
Welcome81 m
Wenzel's98 m
Retail 24123 m

Nearby cafes

Esquires Coffee House22 m
Paris-Brest Patisserie94 m
Caffè Nero133 m
Petit Pret159 m

Nearby restaurants

Aroma Buffet12 m
Subway48 m
Bagel Bite63 m
Roosters Piri Piri81 m

Nearby pubs

Belushi's33 m
The Central Bar46 m
The Stewart Arms249 m
The Bull299 m

Nearby gyms

Fitness First56 m
Equilibrium560 m
Holland Park Lawn Tennis Club595 m
City Bouldering696 m

Nearby pharmacies

Boots32 m
Superdrug183 m
Caregrange Pharmacy371 m
Faro Pharmacy453 m

Nearby health

The Bush Doctors91 m
Envy Smile356 m
Goldhawk Dental Practice374 m
The Kensington Orthodontic Clinic462 m
Food hygiene (5-star)78% of 279

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
70

High street

A

High street health

Registered businesses

ADVINCIBLES LTD
AN PROPERTIES LDN LIMITED
ATELIER VIVINEY LIMITED
BOF PRODUCTIONS LTD
EXOMEDIA MARKETING LTD

+1 more

Investment

Investment grade, yield and market outlook

63

Investment score

Good

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

Avg monthly rent
£1,950London avg: £1,950/mo
Gross yield
3.7% (average)London avg: 3.8%Above average yield
Gentrification score32/100
Right-to-buy sales (5yr)Owner-occupier growth signal70

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+11.4%

Rent growth (1yr)

Market liquidity

Future outlook

56.9

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,260m
Crossrail 2 route5,023m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,063 nationally

1,547

Est. population

27,457/km²

56%

Employed

46%

Degree educated

£47,800

Median income

9.5%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

31

Community stability

Age profile

18%
31%
22%
17%
Under 1818%
18–3432%
35–4922%
50–6417%
65+12%

Tenure

32%
51%
Own outright9%
Own (mortgage)6%
Private rent32%
Social rent51%
Shared ownership1%
Rent free1%

Ethnicity

22%
25%
20%
14%
White British22%
White Other25%
Asian12%
Black20%
Mixed7%
Other14%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine24%
No car household74%
Unemployed8%
No qualifications21%

Housing tenure (Census 2021)

Social rent51%
Private rent32%

vs. London

Income vs London+13.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
40
Live planning apps (800m)
107
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
12
Local approval rate
67%
Borough approval rate
83%
Opportunity area
White City
CIL rate (residential)
£300/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£8.0bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
1
Under construction
0
Completed (3yr)
58
Largest scheme
122 homes · LAND AT & TO NORTH OF EDWARD WOODS EST., LAND AT & TO NORTH OF EDWARD WOODS EST., ST ANN'S ROAD, W11
Pipeline pressure
LOW

Named schemes (500m)

Land rear of 1-43, Land rear of 1-43, Tadmor Street, W1278 homes
completed
205, 205, Holland Park Avenue, W11 4XB50 homes
completed
SINCLAIR MANSIONS (21-40), SINCLAIR MANSIONS (21-40), RICHMOND WAY, W1230 homes
completed
DUKE OF CLARENCE PH, 203, DUKE OF CLARENCE PH, 203, HOLLAND PARK AVENUE, W11 4UL14 homes
completed
3, 3, SWANSCOMBE ROAD, W11 4QN14 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
27.6%
Ward turnout
34%
Election year
2026
MP
Andy Slaughter (Labour)
MP majority
15,290
Constituency
Hammersmith and Chiswick

Councillors

Jacolyn DalyLabour
Ross MeltonLabour

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Key facts for W12 8PL

Full postcodeW12 8PL
Postcode districtW12
BoroughLondon Borough of Hammersmith and Fulham
WardAddison
Latitude51.503910
Longitude-0.218457
Parliamentary constituencyHammersmith and Chiswick
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