Abingdon · Kensington and Chelsea · Kensington and Bayswater constituency · 51.49762, -0.19082

W8 5UU— Abingdon, Kensington and Chelsea

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

The practical family move

 

Top 5% LondonSchools 80%Safety 74/100Transport 66/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families, Young professionals

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
80
Safety
74
Schools
52
Transport
66
Environment
70
Investment
47

The bottom line

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

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Location

W8 5UU

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 5UU

🛡️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 5UU 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 · 6 min walk

KS2: 111.9

!

Secondary

Holland Park School

Inadequate · Inspected Apr 2022 · 13 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kensington Fire Station · 594m

Crime is +5% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£14,471/m²
Price per ft²£1,344/ft²
Avg floor area113.8 m²

EPC breakdown

C
1%
D
4%
E
1%
F
2%
G
1%

Based on 9 properties · Confidence: low

Street mix

Flat 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield858 kWh/kWp/yr
Rebuild cost estimate£284,500
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

1996–2025 · CAGR

+5%

Total change

+309%

Market Activity

Price Velocity & Acceleration

Current Velocity

+126.1%

per year

Acceleration

+189.91

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £500k–£600k · 28 sales

Property Type Mix

Total: 28 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£520k£593k+13.9%5.3
Post-dot-com plateau2003–2003£758k£758k+0%2
Pre-crash peak2005–2007£590k£1.93m+226.3%1
GFC & correction2009–2011£330k£2.92m+784.8%1
Help-to-Buy recovery2013–2016£3.00m£2.60m-13.3%1
Current market2024–2025£940k£2.13m+126.1%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-3.3% alpha

Flat/maisonette-3.3% α
Local
5.5%
District
8.8%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

32out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
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 76% of London
High Street Kensington Underground StationCircle line
3.8 min walk
West Brompton

Nearby stations

High Street Kensington Underground StationDistrict · Circle
5 min walk
Earl's Court Underground StationDistrict · Piccadilly
8 min walk
Gloucester Road Underground StationCircle · District
8 min walk
West Brompton Underground StationDistrict
15 min walk
West Brompton Rail StationMildmay · Southern
15 min walk
No bus stops within 400m

61

Walkability score

118

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 park119m
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 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 AONB5% green spaceTree canopy: 10%
Below average green space

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

EMPEROR'S GATE SURGERY

FIRST FLOOR, 49 EMPERORS GATE, SW7 4HJ

4 min walk

87%

Recommend GP

87%

Overall GP experience

9

GPs within 1km

18

Dentists within 1km

3

Care homes (1km)

Nearest hospitalCromwell Hospital · 268 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

90

Parks (1km)

113

Restaurants (800m)

34

Cafes (800m)

2

Pubs (400m)

7

Pharmacies (800m)

11

Gyms (1km)

15

Sports (1km)

8

Convenience

Nearest supermarketAmazon Fresh · 424 m
3 tennis courts1 swimming pools

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)

479m

Post office

Nearby shops

Nicolas160 m
A Food & Wine169 m
The Garden Basket173 m
Fait Maison174 m

Nearby cafes

Fait Maison169 m
Muffin Man Tea Shop249 m
Montparnasse Cafe349 m
Cafe Nouvelle352 m

Nearby restaurants

San Pietro186 m
The Thai Terrace225 m
La Terrazza311 m
Grato340 m

Nearby pubs

The Devonshire Arms159 m
Builders Arms264 m
The Britannia349 m
The Greyhound398 m

Nearby gyms

The Kensington Studio206 m
Harbour Club369 m
Equinox Kensington394 m
Body Fix528 m

Nearby pharmacies

Kensington Pharmacy164 m
Boots387 m
The Pestle & Mortar468 m
Prince Pharmacy546 m

Nearby health

Scarsdale Medical Centre212 m
Cromwell Hospital268 m
Kensington Dentist360 m
Kensington Dental Practice375 m
Food hygiene (5-star)82% of 337

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

47

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 score45/100
Right-to-buy sales (5yr)Owner-occupier growth signal45
Sales last 12 months1

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

8/100

Velocity score

Future outlook

81.8

Price growth score

A
Medium

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityLow-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route6,296m
Crossrail 2 route2,999m

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)
136
Live planning apps (800m)
8
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)
77
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
Multi-Storey Car Park (NPC), 19-27, Multi-Storey Car Park (NPC), 19-27, Young Street, W8 5EH53 homes
completed
31-35, 31-35, COURTFIELD GARDENS, SW539 homes
completed
5 & 7, 5 & 7, KNARESBOROUGH PLACE, HOGARTH ROAD (39), SW532 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 5UU

Full postcodeW8 5UU
Postcode districtW8
BoroughLondon Borough of Kensington and Chelsea
WardAbingdon
Latitude51.497624
Longitude-0.190825
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