Abingdon · Kensington and Chelsea · Kensington and Bayswater constituency · 51.49330, -0.20078

W14 8PT— Abingdon, Kensington and Chelsea

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

High-connectivity investment target

 

Schools 83%Safety 70/100Transport 57/100Yield 5.82%⚠ Knotweed sites nearby

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
68
Safety
70
Schools
72
Transport
57
Environment
71
Investment
83

The bottom line

W14 8PT offers exceptional schools (83% Good/Outstanding), low crime and fast broadband — strong value for Families and Investors who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Toggle the things that matter to you — see how W14 8PT scores on each.

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Do you have or plan to have school-age children?
Do you work from home?
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Location

W14 8PT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

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

Deep-dive guides for W14 8PT

🛡️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🔒 Very Safe🍕 Buzzing

“High-connectivity investment target”

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How W14 8PT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

72

Education score

Good for families
★ Top school within 1km
★★★

Primary

Avonmore Primary School

Outstanding · Inspected May 2023 · 6 min walk

KS2: 106.8

!

Secondary

Holland Park School

Inadequate · Inspected Apr 2022 · 16 min walk

P8: +0.09A8: 59.6

83% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Above London average

Childcare

Childcare

James Lee Nursery School

Not inspected · 11 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

98

Road safety score

2

Accidents (5yr)

6

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Kensington Fire Station · 1.3km

Crime is +52% above London average

Property

Prices, sales volume and market trends

Avg floor area68.8 m²

EPC breakdown

C
7%
D
15%
E
3%
G
1%

Based on 26 properties · Confidence: medium

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 yield860 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£172,000
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 FAnnual charge £1,768
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
West Kensington Underground StationDistrict line
5.5 min walk
West Brompton

Nearby stations

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

56

Walkability score

111

Footpaths (500m)

25

Santander docks (800m)

0.2 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

17

Car parks (800m)

1

EV chargers (800m)

Nearest car park46m
Santander docks (800m)25
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Store Car Park· no
117m

Connectivity

Broadband and mobile coverage

100%

Full fibre

87%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed447 Mbps
Median download427 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
NoiseNONE
road
SEVERE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.6 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Barn Elms Wetland Centre SSSI — 2.6 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

NORTH END MEDICAL CENTRE

160 NORTH END ROAD, WEST KENSINGTON, W14 9PR

8 min walk

84%

Recommend GP

84%

Overall GP experience

9

GPs within 1km

11

Dentists within 1km

Nearest hospitalCromwell Hospital · 703 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

85

Parks (1km)

52

Restaurants (800m)

27

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

11

Sports (1km)

0

Convenience

Nearest supermarketGreen Valley · 520 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)

592m

Post office

Nearby shops

Dina Supermarket435 m
Quick Shop Food & Drinks436 m
Moneywise443 m
Prestige Wines452 m

Nearby cafes

Dolci Coffee & Juice413 m
Chapter Coffee Co.458 m
Cafe Continente505 m
Coffee Underground512 m

Nearby restaurants

Cacciari's127 m
Maria G's219 m
Mohsen256 m
Taco Bell404 m

Nearby pubs

The Warwick Arms277 m
The Scarsdale Tavern428 m
The Hansom Cab429 m
Earls Court Tavern433 m

Nearby gyms

Soho Gyms586 m
The Kensington Studio637 m
Core Collective710 m
London Lifestyle Academy743 m

Nearby pharmacies

H Lloyd Chemist550 m
Earls Court Chemist560 m
Boots591 m
H. Lloyd Chemist595 m

Nearby health

Earls Court Dental Clinic406 m
The Abingdon Medical Practice418 m
Earls Court Dental Practice427 m
Scarsdale Dental & Implant Clinic465 m
Food hygiene (5-star)71% of 198

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

83

Investment score

Strong

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 score30/100
Right-to-buy sales (5yr)Owner-occupier growth signal45

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+11.2%

Rent growth (1yr)

Market liquidity

Future outlook

51.8

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route6,989m
Crossrail 2 route3,389m

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)
50
Live planning apps (800m)
30
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
3
Local approval rate
91%
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
5
Under construction
0
Completed (3yr)
55
Largest scheme
506 homes · 375, 375, Kensington High Street, And The Radnor Arms, 247 Warwick Road, W14 8QH
Pipeline pressure
LOW

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
213-215, 213-215, Warwick Road, W14 8PU160 homes
completed
46-56, 46-56, WARWICK ROAD, SW554 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 8PT

Full postcodeW14 8PT
Postcode districtW14
BoroughLondon Borough of Kensington and Chelsea
WardAbingdon
Latitude51.493299
Longitude-0.200777
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