Abingdon · Kensington and Chelsea · Kensington and Bayswater constituency · 51.49648, -0.20333

W14 8PH— Abingdon, Kensington and Chelsea

Location and area intelligence for W14 8PH, Abingdon, Kensington and Chelsea

High-connectivity investment target

 

Schools 80%Safety 70/100Transport 52/100~6% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
67
Safety
70
Schools
52
Transport
52
Environment
80
Investment
63

The bottom line

W14 8PH offers exceptional schools (80% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families who can accept its trade-offs.

The catches: high noise levels nearby and 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

W14 8PH

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

Deep-dive guides for W14 8PH

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe🍕 Buzzing

“High-connectivity investment target”

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How W14 8PH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

52

Education score

Fair for families
★ Top school within 1km
—

Primary

Kensington Primary Academy

Not yet inspected · 2 min walk

KS2: 106.0

!

Secondary

Holland Park School

Inadequate · Inspected Apr 2022 · 12 min walk

P8: +0.09A8: 59.6

80% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Above London average

Childcare

Childcare

James Lee Nursery School

Not inspected · 11 min walk

5 primaries · 1 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

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

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

W14 district median

£527,500

Based on 286 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£16,367/m²
Price per ft²£1,521/ft²
Avg floor area251.1 m²

EPC breakdown

C
2%
D
14%
E
7%
F
1%

Based on 24 properties · Confidence: medium

Street mix

Semi 50%Terraced 43%Detached 4%Flat 4%

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 yield860 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£627,750
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band FAnnual charge £1,768
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+4.8%

Total change

+314%

Market Activity

Price Velocity & Acceleration

Current Velocity

-23.5%

per year

Acceleration

+6.57

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £700k+ · 28 sales

Property Type Mix

Total: 28 sales

Detached3.6%
Semi-detached50%
Terraced42.9%
Flat/maisonette3.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£925k£1.20m+29.7%2
Post-dot-com plateau2001–2004£1.73m£1.73m+0.1%1.3
Pre-crash peak2006–2006£2.95m£2.95m+0%2
GFC & correction2012–2012£2.80m£2.80m+0%1
Help-to-Buy recovery2014–2014£5.88m£5.88m+0%4
Brexit uncertainty2017–2017£4.60m£4.60m+0%1
Pandemic surge2020–2021£5.00m£7.15m+43%1
Current market2024–2025£5.00m£3.83m-23.5%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-7.2% alpha

Semi-detached-7.2% α
Local
11.3%
District
18.5%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
West Kensington Underground StationDistrict line
7.9 min walk
Kensington (Olympia)

Nearby stations

Kensington (Olympia) Underground StationDistrict
6 min walk
Kensington (Olympia) Rail StationMildmay · Southern
6 min walk
Kensington (Olympia)National Rail
6 min walk
West Kensington Underground StationDistrict
9 min walk
Earl's Court Underground StationDistrict · Piccadilly
11 min walk
No bus stops within 400m

67

Walkability score

154

Footpaths (500m)

25

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge46 min ↑
Victoria ★33 min
Waterloo49 min ↑
Canary Wharf56 min ↑
City46 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)

2

EV chargers (800m)

Nearest car park125m
Santander docks (800m)25
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Store Car Park· no
408m
🅿️
Olympia London Motorail (P4) Car Park· yes
692m

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 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 AONB37% green spaceTree canopy: 70%
More green space than 91% of London

Nearest SSSI: Barn Elms Wetland Centre SSSI — 2.7 km

Energy

Solar: 860 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 yield859.7 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

KENSINGTON PARK MEDICAL CENTRE

75 RUSSELL ROAD, W14 8HW

5 min walk

89%

Recommend GP

89%

Overall GP experience

8

GPs within 1km

10

Dentists within 1km

Nearest hospitalCromwell Hospital · 858 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 6.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

109

Parks (1km)

34

Restaurants (800m)

21

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

12

Sports (1km)

4

Convenience

Nearest supermarketGreen Valley · 146 m
10 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)

295m

Post office

Nearby shops

Zaman112 m
Sainsbury's Local138 m
Al Safi Mini Market208 m
Holland Green Express317 m

Nearby cafes

Costa238 m
Primrose Bakery257 m
Fitaly268 m
labakery355 m

Nearby restaurants

Apadana106 m
Hare and Tortoise128 m
Mohsen152 m
Maria G's228 m

Nearby pubs

The Warwick Arms129 m
The Scarsdale Tavern308 m
Crown & Sceptre329 m
The Hand and Flower334 m

Nearby gyms

Core Collective474 m
The Kensington Studio700 m
Campden Hill Lawn Tennis Club1.1 km
Holland Park Lawn Tennis Club1.1 km

Nearby pharmacies

H Lloyd Chemist246 m
H. Lloyd Chemist352 m
The Pestle & Mortar569 m
Kensington Pharmacy746 m

Nearby health

Kensington Park Medical Centre304 m
Oracare Dental361 m
Group Practice421 m
The Abingdon Medical Practice431 m
Food hygiene (5-star)74% of 133

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
45

High street

A

High street health

Registered businesses

GREEN LIFE GARDEN LTD
LAB BRANDS LIMITED
NATURAL ACTIVES LIMITED
RASM PROPERTY FINISHERS LTD

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
£2,557London avg: £1,950/mo
Gross yield
5.8% (good)London avg: 3.8%Strong yield — top 12% of London
Gentrification score26/100
Right-to-buy sales (5yr)Owner-occupier growth signal45
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+11.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

43.6

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,161m
Crossrail 2 route3,710m

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

Inner cityHigh 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
Yes
Article 4 area
Yes
Listed buildings (800m)
57
Live planning apps (800m)
43
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
4
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)
1

Housing pipeline (800m)

Homes approved
1
Under construction
0
Completed (3yr)
38
Largest scheme
506 homes · 375, 375, Kensington High Street, And The Radnor Arms, 247 Warwick Road, W14 8QH
Pipeline pressure
LOW

Named schemes (500m)

375, 375, Kensington High Street, And The Radnor Arms, 247 Warwick Road, W14 8QH506 homes
completed
195, 195, Warwick Road, W14 8PU370 homes
completed
'RAMESSES II' SITE, 185-187, 'RAMESSES II' SITE, 185-187, WARWICK ROAD, W14296 homes
completed
LAND BETWEEN RAILWAY AND, LAND BETWEEN RAILWAY AND, RUSSELL ROAD, KENSINGTON HIGH STREET (388), W14221 homes
completed
LAND OFF, LAND OFF, WARWICK ROAD, FENELON PLACE, W14200 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 W14 8PH

Full postcodeW14 8PH
Postcode districtW14
BoroughLondon Borough of Kensington and Chelsea
WardAbingdon
Latitude51.496477
Longitude-0.203332
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