Abingdon · Kensington and Chelsea · Kensington and Bayswater constituency · 51.49970, -0.19250

W8 5SH— Abingdon, Kensington and Chelsea

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

The practical family move

 

Top 5% LondonSchools 75%Safety 61/100Transport 69/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Young professionals

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
79
Safety
61
Schools
49
Transport
69
Environment
99
Investment
45

The bottom line

W8 5SH offers a green environment — a strong choice for Young professionals.

Less suited to Families.

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Location

W8 5SH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+30.2% vs London avg
vs London crime+133.0% vs London avg

Deep-dive guides for W8 5SH

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

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Postcode Personality

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“The practical family move”

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How W8 5SH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

49

Education score

Fair for families
★ Top school within 1km
—

Primary

St Mary Abbots CofE Primary School

Not yet inspected · 3 min walk

KS2: 111.9

!

Secondary

Holland Park School

Inadequate · Inspected Apr 2022 · 10 min walk

P8: +0.09A8: 59.6

75% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Below London average

Childcare

Childcare

James Lee Nursery School

Not inspected · 21 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

151.5 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 381.6%

+34% vs borough

Crime by type

Other39%
Violence & sexual offences21%
Vehicle crime13%
Theft11%
Anti-social behaviour10%
Robbery3%
Drug offences2%
Burglary1%

Stop & search

1.3

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

7

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kensington Fire Station · 398m

Crime is +133% 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.

W8 district median

£1,120,000

Based on 85 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£16,419/m²
Price per ft²£1,525/ft²
Avg floor area95.8 m²

EPC breakdown

B
4%
C
32%
D
2%

Based on 38 properties · Confidence: high

Street mix

Flat 96%Other 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 yield858 kWh/kWp/yr
Rebuild cost estimate£239,500
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band GAnnual charge £2,040
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2024 · CAGR

+4.3%

Total change

+222%

Market Activity

Price Velocity & Acceleration

Current Velocity

+72.1%

per year

Acceleration

+99.01

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £600k–£700k · 78 sales

Property Type Mix

Total: 78 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£479k£345k-28%9.6
Post-dot-com plateau2001–2004£780k£598k-23.4%2.2
Pre-crash peak2005–2007£1.33m£796k-40.2%1.7
GFC & correction2008–2010£1.23m£1.05m-13.9%1.3
Help-to-Buy recovery2014–2015£2.06m£1.62m-21.4%1.5
Brexit uncertainty2019–2019£2.10m£2.10m+0%1
Rate-rise correction2022–2023£1.23m£895k-26.9%2
Current market2024–2024£1.54m£1.54m+0%4

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1% alpha

Flat/maisonette-1% α
Local
4.6%
District
5.6%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 80% of London
High Street Kensington Underground StationCircle line
0.9 min walk
West Brompton

Nearby stations

High Street Kensington Underground StationDistrict · Circle
2 min walk
Earl's Court Underground StationDistrict · Piccadilly
11 min walk
Gloucester Road Underground StationDistrict · Circle
11 min walk
Notting Hill Gate Underground StationCircle · District
13 min walk
Holland Park Underground StationCentral
15 min walk
No bus stops within 400m

72

Walkability score

174

Footpaths (500m)

29

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

13

Car parks (800m)

1

EV chargers (800m)

Nearest car park108m
Santander docks (800m)29
Nearest cycle dock0.1 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 2.7 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 19%
More green space than 99% of London

Nearest SSSI: Barn Elms Wetland Centre SSSI — 3.5 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

HEALTH AND WELLBEING CENTRE, EARLS COURT

2B HOGARTH ROAD, SW5 0PT

10 min walk

61%

Recommend GP

61%

Overall GP experience

6

GPs within 1km

15

Dentists within 1km

3

Care homes (1km)

Nearest hospitalCromwell Hospital · 507 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 6.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

90

Parks (1km)

96

Restaurants (800m)

28

Cafes (800m)

6

Pubs (400m)

5

Pharmacies (800m)

10

Gyms (1km)

21

Sports (1km)

13

Convenience

Nearest supermarketAmazon Fresh · 172 m
9 tennis courts1 swimming pools

Nightlife (500m)

0

Nightclubs

6

Late-night venues

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

0

Libraries (1km)

3

Cinemas (2km)

289m

Post office

Nearby shops

Aux Merveilleux de Fred113 m
Ben’s Cookies120 m
GAIL's128 m
Orée142 m

Nearby cafes

Muffin Man Tea Shop28 m
Nero Express116 m
Joe & The Juice175 m
Ole & Steen231 m

Nearby restaurants

The Thai Terrace46 m
Pret A Manger108 m
Urban Greens108 m
Crussh123 m

Nearby pubs

Piano178 m
The Britannia246 m
The Greyhound267 m
Builders Arms289 m

Nearby gyms

Equinox Kensington176 m
Barrecore339 m
Body Fix346 m
The Kensington Studio352 m

Nearby pharmacies

Boots130 m
The Pestle & Mortar299 m
Kensington Pharmacy340 m
Prince Pharmacy407 m

Nearby health

Scarsdale Medical Centre53 m
Kensington Dentist102 m
Kensington Dental Practice117 m
Randox Health Kensington138 m
Food hygiene (5-star)82% of 286

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

45

Investment score

Moderate

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

Low gross yield (2.7%) 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
2.7% (low)London avg: 3.8%Below average yield — bottom 69%
Gentrification score40/100
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

4/100

Velocity score

Future outlook

76.5

Price growth score

B
Medium

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityLow-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route6,423m
Crossrail 2 route3,209m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 26,445 nationally

1,558

Est. population

16,524/km²

48%

Employed

60%

Degree educated

£54,700

Median income

1.0%

Claimant rate

Urban coreVery high densityYoung professionals

34

Community stability

Age profile

37%
14%
28%
Under 1812%
18–3437%
35–4914%
50–6428%
65+9%

Tenure

36%
49%
Own outright36%
Own (mortgage)9%
Private rent49%
Social rent6%
Shared ownership0%

Ethnicity

20%
53%
White British20%
White Other53%
Asian11%
Black2%
Mixed3%
Other11%

Employment & lifestyle

Managerial / professional43%
Routine / semi-routine9%
No car household48%
Unemployed2%
No qualifications11%

Housing tenure (Census 2021)

Private rent49%
Social rent6%

vs. London

Income vs London+30.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
127
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
1
Planning apps (12 months)
10
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)
64
Largest scheme
399 homes · 158, 158, CROMWELL ROAD, SW7
Pipeline pressure
NONE

Named schemes (500m)

COLLEGE HOUSE, COLLEGE HOUSE, WRIGHTS LANE, W8137 homes
completed
Multi-Storey Car Park (NPC), 19-27, Multi-Storey Car Park (NPC), 19-27, Young Street, W8 5EH53 homes
completed
2 - 18, 2 - 18, Lancer Square, and 10-14 Old Court Place, W8 4EP51 homes
completed
2-8, 2-8, SOUTH END ROW, W819 homes
completed
4,5 & 6, 4,5 & 6, KENSINGTON SQUARE, W819 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 W8 5SH

Full postcodeW8 5SH
Postcode districtW8
BoroughLondon Borough of Kensington and Chelsea
WardAbingdon
Latitude51.499700
Longitude-0.192500
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