Abingdon · Kensington and Chelsea · Kensington and Bayswater constituency · 51.49643, -0.19008

W8 5JA— Abingdon, Kensington and Chelsea

Location and area intelligence for W8 5JA, Abingdon, Kensington and Chelsea

The urban professional's pick

 

Top 5% LondonSchools 100%Safety 74/100Transport 64/100Low yield 2.22%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
77
Safety
74
Schools
64
Transport
64
Environment
71
Investment
38

The bottom line

W8 5JA offers exceptional schools (100% Good/Outstanding) and low crime at £1,385,000 median — a strong choice for Families.

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Location

W8 5JA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London avg price+166.3% vs London avg
vs London income+0.2% vs London avg
vs London crime+5.0% vs London avg

Deep-dive guides for W8 5JA

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

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How W8 5JA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

64

Education score

Good for families
★ Top school within 1km
—

Primary

St Mary Abbots CofE Primary School

Not yet inspected · 8 min walk

KS2: 111.9

!

Secondary

Holland Park School

Inadequate · Inspected Apr 2022 · 15 min walk

P8: +0.09A8: 59.6

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Chelsea Open Air Nursery School

Not inspected · 24 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

68.0 incidents per 1,000 residents

Higher crime than 52% of London
↑ Rising 209.1%

-40% vs borough

Crime by type

Other31%
Violence & sexual offences25%
Anti-social behaviour17%
Vehicle crime12%
Burglary9%
Theft4%
Drug offences1%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kensington Fire Station · 724m

Crime is +5% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£1,385,000

Median sale price

Top 10% — 166% above London median

£1,385,000 is 166% above the London median (£520,000)

-18.6%

This year

Flat

Dominant type

Price history

5-year change
-16.1%
Sales (24 months)5
New build0.0%
Avg flat£1,385,000
Price per m²£16,030/m²
Price per ft²£1,489/ft²
Avg floor area86.4 m²

EPC breakdown

C
36%
D
16%
E
2%

Based on 54 properties · Confidence: high

Street mix

Terraced 6%Flat 94%

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

Stamp duty

Standard buyer£79,750
First-time buyerFTB
£79,750
Additional propertyBTL/2nd
£121,300

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

32.9×

Price-to-income

£6,928/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield858 kWh/kWp/yr
Rebuild cost estimate£216,000
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)
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

+1.9%

Total change

+75%

Market Activity

Price Velocity & Acceleration

Current Velocity

+13.3%

per year

Acceleration

+32.74

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £300k–£350k · 52 sales

Property Type Mix

Total: 52 sales

Terraced5.8%
Flat/maisonette94.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£862k£597k-30.7%2.8
Post-dot-com plateau2001–2004£420k£286k-31.8%1.8
Pre-crash peak2005–2007£589k£974k+65.3%1.7
GFC & correction2008–2012£2.30m£1.32m-42.4%1.8
Help-to-Buy recovery2013–2016£1.95m£2.77m+42.3%1.7
Brexit uncertainty2017–2019£935k£1.63m+74.3%1
Pandemic surge2020–2021£550k£1.65m+200%1
Current market2024–2025£1.33m£1.51m+13.3%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.3% alpha

Flat/maisonette+0.3% α
Local
6.7%
District
6.4%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

45out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing6
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
High Street Kensington Underground StationCircle line
5.5 min walk
West Brompton

Nearby stations

Earl's Court Underground StationDistrict · Piccadilly
7 min walk
High Street Kensington Underground StationDistrict · Circle
7 min walk
Gloucester Road Underground StationDistrict · Circle
7 min walk
West Brompton Underground StationDistrict
14 min walk
West Brompton Rail StationMildmay · Southern
14 min walk
No bus stops within 400m

56

Walkability score

96

Footpaths (500m)

28

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

11

Car parks (800m)

2

EV chargers (800m)

Nearest car park168m
Santander docks (800m)28
Nearest cycle dock0.1 km

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.8 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 13%
Below average green space

Nearest SSSI: Barn Elms Wetland Centre SSSI — 3.4 km

Energy

Solar: 858 kWh/kWp/yr

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 yield857.9 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

EMPEROR'S GATE SURGERY

FIRST FLOOR, 49 EMPERORS GATE, SW7 4HJ

3 min walk

87%

Recommend GP

87%

Overall GP experience

9

GPs within 1km

19

Dentists within 1km

3

Care homes (1km)

Nearest hospitalCromwell Hospital · 154 m
Nearest A&EUNIVERSITY COLLEGE LONDON HOSPITALS NHS FOUNDATION TRUST · 4.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%79.1%

Amenities

Shops, restaurants, parks and more

86

Parks (1km)

116

Restaurants (800m)

29

Cafes (800m)

2

Pubs (400m)

7

Pharmacies (800m)

10

Gyms (1km)

13

Sports (1km)

8

Convenience

Nearest supermarketAmazon Fresh · 564 m
3 tennis courts

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

1

Libraries (1km)

4

Cinemas (2km)

456m

Post office

Nearby shops

Nicolas171 m
A Food & Wine182 m
The Garden Basket188 m
Fait Maison202 m

Nearby cafes

Fait Maison196 m
Cafe Cruise216 m
Muffin Man Tea Shop390 m
Café Society407 m

Nearby restaurants

La Terrazza175 m
San Pietro219 m
Febe Restaurant257 m
Masgouf268 m

Nearby pubs

The Devonshire Arms186 m
Builders Arms354 m
The King's Head383 m
Cave of Lanka389 m

Nearby gyms

The Kensington Studio221 m
Harbour Club242 m
Equinox Kensington533 m
Soho Gyms545 m

Nearby pharmacies

Kensington Pharmacy177 m
Earls Court Chemist531 m
Boots548 m
The Pestle & Mortar582 m

Nearby health

Cromwell Hospital154 m
Scarsdale Medical Centre354 m
Predent Dental Clinic410 m
Earls Court Dental Practice435 m
Food hygiene (5-star)82% of 341

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

E

High street health

Investment

Investment grade, yield and market outlook

38

Investment score

Weak

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

Low gross yield (2.2%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£2,557London avg: £1,950/mo
Gross yield
2.2% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score38/100
Right-to-buy sales (5yr)Owner-occupier growth signal45
Sales last 12 months2

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

17/100

Velocity score

Future outlook

79.2

Price growth score

B
Medium

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityLow-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route6,241m
Crossrail 2 route2,892m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 29,940 nationally

1,500

Est. population

19,436/km²

57%

Employed

68%

Degree educated

£42,100

Median income

1.8%

Claimant rate

Urban coreVery high densityYoung professionals

23

Community stability

Age profile

15%
28%
26%
20%
Under 1816%
18–3428%
35–4926%
50–6421%
65+10%

Tenure

21%
66%
Own outright21%
Own (mortgage)12%
Private rent66%
Social rent2%

Ethnicity

23%
39%
17%
14%
White British23%
White Other39%
Asian17%
Black2%
Mixed6%
Other14%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine6%
No car household61%
Unemployed3%
No qualifications10%

Housing tenure (Census 2021)

Private rent66%
Social rent2%

vs. London

Income vs London+0.2%
Price vs London+166.3%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
131
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
1
Planning apps (12 months)
5
Local approval rate
100%
Borough approval rate
88%
Opportunity area
No
CIL rate (residential)
£450/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
86
Largest scheme
399 homes · 158, 158, CROMWELL ROAD, SW7
Pipeline pressure
NONE

Named schemes (500m)

158, 158, CROMWELL ROAD, SW7399 homes
completed
COLLEGE HOUSE, COLLEGE HOUSE, WRIGHTS LANE, W8137 homes
completed
31-35, 31-35, COURTFIELD GARDENS, SW539 homes
completed
5 & 7, 5 & 7, KNARESBOROUGH PLACE, HOGARTH ROAD (39), SW532 homes
completed
11,13 and 15, 11,13 and 15, Collingham Place, SW5 0QE20 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£1,385,000)

£79,750

Standard buyer

£79,750

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for W8 5JA

Full postcodeW8 5JA
Postcode districtW8
BoroughLondon Borough of Kensington and Chelsea
WardAbingdon
Latitude51.496435
Longitude-0.190079
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