Abingdon · Kensington and Chelsea · Kensington and Bayswater constituency · 51.49664, -0.19094

W8 5UD— Abingdon, Kensington and Chelsea

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

The practical family move

 

Top 5% LondonSchools 80%Safety 74/100Transport 65/100Low yield 2.74%

Best for: Families, Young professionals

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Balanced area — no standout strengths or weaknesses

Liveability
79
Safety
74
Schools
52
Transport
65
Environment
71
Investment
58

The bottom line

W8 5UD offers exceptional schools (80% Good/Outstanding) and low crime — a strong choice for Families and Young professionals.

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Location

W8 5UD

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+0.2% vs London avg
vs London crime+5.0% vs London avg

Deep-dive guides for W8 5UD

🛡️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 5UD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

52

Education score

Fair 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 · 14 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 · 21 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 · 704m

Crime is +5% above London average

Property

Prices, sales volume and market trends

Avg floor area179.3 m²

EPC breakdown

C
5%
D
5%

Based on 10 properties · Confidence: medium

Street mix

Terraced 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 yield858 kWh/kWp/yr
Rebuild cost estimate£448,250
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 150 mm loft insulation
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

1999–2023 · CAGR

+5.2%

Total change

+240%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.5%

per year

Acceleration

-62.25

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £700k+ · 9 sales

Property Type Mix

Total: 9 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£1.18m£1.18m+0%1
Post-dot-com plateau2004–2004£1.90m£1.90m+0%1
Pre-crash peak2006–2006£1.90m£1.90m+0%1
Help-to-Buy recovery2015–2015£3.85m£3.85m+0%1
Brexit uncertainty2017–2019£3.67m£2.70m-26.5%1
Pandemic surge2021–2021£4.23m£4.23m+0%2
Rate-rise correction2023–2023£4.00m£4.00m+0%1

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 Velocity100
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 75% of London
High Street Kensington Underground StationCircle line
5.1 min walk
West Brompton

Nearby stations

High Street Kensington Underground StationDistrict · Circle
6 min walk
Earl's Court Underground StationDistrict · Piccadilly
7 min walk
Gloucester Road Underground StationCircle · District
8 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

98

Footpaths (500m)

26

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)

1

EV chargers (800m)

Nearest car park205m
Santander docks (800m)26
Nearest cycle dock0.1 km

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
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: 10%
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

HEALTH AND WELLBEING CENTRE, EARLS COURT

2B HOGARTH ROAD, SW5 0PT

5 min walk

61%

Recommend GP

61%

Overall GP experience

9

GPs within 1km

18

Dentists within 1km

3

Care homes (1km)

Nearest hospitalCromwell Hospital · 158 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

83

Parks (1km)

110

Restaurants (800m)

28

Cafes (800m)

1

Pubs (400m)

7

Pharmacies (800m)

11

Gyms (1km)

13

Sports (1km)

8

Convenience

Nearest supermarketAmazon Fresh · 515 m
2 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

4

Cinemas (2km)

540m

Post office

Nearby shops

Nicolas110 m
A Food & Wine121 m
The Garden Basket127 m
Fait Maison139 m

Nearby cafes

Fait Maison134 m
Cafe Cruise269 m
Muffin Man Tea Shop344 m
Cafe Nouvelle363 m

Nearby restaurants

San Pietro157 m
La Terrazza206 m
Febe Restaurant316 m
The Thai Terrace319 m

Nearby pubs

The Devonshire Arms124 m
Builders Arms359 m
The King's Head381 m
Cave of Lanka389 m

Nearby gyms

The Kensington Studio161 m
Harbour Club304 m
Equinox Kensington503 m
Soho Gyms550 m

Nearby pharmacies

Kensington Pharmacy116 m
Boots487 m
The Pestle & Mortar521 m
Earls Court Chemist533 m

Nearby health

Cromwell Hospital158 m
Scarsdale Medical Centre315 m
Predent Dental Clinic409 m
Earls Court Dental Practice410 m
Food hygiene (5-star)82% of 332

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

58

Investment score

Good

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 score42/100
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

65

Price growth score

B
Medium

Development pressure

Low

New supply risk

Strong gentrification momentumLow-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route6,301m
Crossrail 2 route2,955m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
132
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
1
Planning apps (12 months)
6
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)
81
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

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Key facts for W8 5UD

Full postcodeW8 5UD
Postcode districtW8
BoroughLondon Borough of Kensington and Chelsea
WardAbingdon
Latitude51.496637
Longitude-0.190936
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