Abingdon · Kensington and Chelsea · Kensington and Bayswater constituency · 51.49834, -0.19709

W8 6AB— Abingdon, Kensington and Chelsea

Location and area intelligence for W8 6AB, Abingdon, Kensington and Chelsea

Liquid asset in a prime location

 

Top 8% LondonSchools 75%Safety 71/100Transport 65/100Yield 3.63%

Best for: Families, Young professionals

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
74
Safety
71
Schools
62
Transport
65
Environment
80
Investment
50

The bottom line

W8 6AB offers low crime and a green environment at £845,000 median — a strong choice for Families and Young professionals.

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Location

W8 6AB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price+62.5% vs London avg
vs London income+16.7% vs London avg
vs London crime+36.0% vs London avg

Deep-dive guides for W8 6AB

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

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“Liquid asset in a prime location”

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How W8 6AB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

62

Education score

Good for families
★ Top school within 1km
★★

Primary

St Barnabas and St Philip's CofE Primary School

Good · Inspected Apr 2024 · 2 min walk

KS2: 110.3

!

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 · 17 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

88.4 incidents per 1,000 residents

Higher crime than 67% of London
↑ Rising 325.0%

-22% vs borough

Crime by type

Other36%
Violence & sexual offences21%
Anti-social behaviour17%
Vehicle crime8%
Theft8%
Robbery6%
Burglary3%
Drug offences1%

Stop & search

0.7

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kensington Fire Station · 706m

Crime is +36% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£845,000

Median sale price

Top 25% — 63% above London median

£845,000 is 63% above the London median (£520,000)

-18.3%

This year

Flat

Dominant type

Price history

5-year change
-19.3%
Sales (24 months)6
New build0.0%
Avg flat£845,000
Price per m²£12,537/m²
Price per ft²£1,165/ft²
Avg floor area68.1 m²

EPC breakdown

C
17%
D
10%
E
1%
F
2%

Based on 30 properties · Confidence: high

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

Stamp duty

Standard buyer£29,750
First-time buyerFTB
£29,750
Additional propertyBTL/2nd
£55,100

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

17.2×

Price-to-income

£4,227/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield858 kWh/kWp/yr
Rebuild cost estimate£170,250
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)
GlazingSingle glazed
Council tax band Band GAnnual charge £2,040
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2026 · CAGR

+4.2%

Total change

+215%

Market Activity

Price Velocity & Acceleration

Current Velocity

-31.4%

per year

Acceleration

-6.47

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £600k–£700k · 59 sales

Property Type Mix

Total: 59 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£184k£265k+44%3
Post-dot-com plateau2001–2004£260k£345k+32.7%4
Pre-crash peak2005–2007£373k£455k+22%1.7
GFC & correction2008–2012£455k£1.07m+135.2%1.6
Help-to-Buy recovery2013–2016£725k£1.01m+39.8%1.8
Brexit uncertainty2018–2018£695k£695k+0%5
Pandemic surge2020–2021£750k£1.05m+39.7%1.5
Current market2024–2026£1.13m£580k-48.4%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.3% alpha

Flat/maisonette+0.3% α
Local
5.8%
District
5.5%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

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 StationDistrict line
5.1 min walk
West Brompton

Nearby stations

High Street Kensington Underground StationDistrict · Circle
5 min walk
Earl's Court Underground StationDistrict · Piccadilly
9 min walk
Kensington (Olympia) Underground StationDistrict
11 min walk
Kensington (Olympia) Rail StationMildmay · Southern
12 min walk
Gloucester Road Underground StationDistrict · Circle
14 min walk
No bus stops within 400m

69

Walkability score

160

Footpaths (500m)

23

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

18

Car parks (800m)

2

EV chargers (800m)

Nearest car park394m
Santander docks (800m)23
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Store Car Park· no
709m

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: 3.0 km away✗ Not Green Belt✗ Not AONB37% green spaceTree canopy: 16%
More green space than 91% of London

Nearest SSSI: Barn Elms Wetland Centre SSSI — 3.2 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

9 min walk

61%

Recommend GP

61%

Overall GP experience

6

GPs within 1km

13

Dentists within 1km

3

Care homes (1km)

Nearest hospitalCromwell Hospital · 540 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 6.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

110

Parks (1km)

76

Restaurants (800m)

23

Cafes (800m)

4

Pubs (400m)

4

Pharmacies (800m)

7

Gyms (1km)

29

Sports (1km)

3

Convenience

Nearest supermarketLa Mart · 206 m
20 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

137m

Post office

Nearby shops

Kensington Supermarket100 m
labakery233 m
Holland Green Express241 m
S Local Store311 m

Nearby cafes

Cafe de Fred96 m
Le Monde97 m
W8catering103 m
R&H107 m

Nearby restaurants

Sichwan Popo77 m
Kitchen W883 m
The Abingdon106 m
Raj of Kensington108 m

Nearby pubs

Princess Victoria63 m
The Britannia108 m
The Scarsdale Tavern200 m
The Hansom Cab210 m

Nearby gyms

Core Collective167 m
The Kensington Studio331 m
Equinox Kensington499 m
Barrecore635 m

Nearby pharmacies

The Pestle & Mortar137 m
Kensington Pharmacy365 m
Boots390 m
H Lloyd Chemist710 m

Nearby health

Group Practice90 m
Kensington Therapy Centre137 m
Longevity Clinic138 m
Scarsdale Dental & Implant Clinic181 m
Food hygiene (5-star)80% of 251

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

50

Investment score

Moderate

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
3.6% (average)London avg: 3.8%Above average yield
Gentrification score29/100
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

77.3

Price growth score

B
Medium

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityLow-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route6,733m
Crossrail 2 route3,422m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 25,616 nationally

1,346

Est. population

9,632/km²

56%

Employed

70%

Degree educated

£49,000

Median income

2.0%

Claimant rate

Urban coreHigh densityYoung professionals

37

Community stability

Age profile

18%
24%
20%
19%
19%
Under 1818%
18–3424%
35–4920%
50–6419%
65+19%

Tenure

31%
19%
45%
Own outright31%
Own (mortgage)19%
Private rent45%
Social rent4%
Shared ownership0%
Rent free0%

Ethnicity

37%
34%
White British37%
White Other34%
Asian10%
Black2%
Mixed8%
Other10%

Employment & lifestyle

Managerial / professional57%
Routine / semi-routine5%
No car household46%
Unemployed4%
No qualifications7%

Housing tenure (Census 2021)

Private rent45%
Social rent4%

vs. London

Income vs London+16.7%
Price vs London+62.5%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
93
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
1
Planning apps (12 months)
10
Local approval rate
90%
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)
57
Largest scheme
200 homes · LAND OFF, LAND OFF, WARWICK ROAD, FENELON PLACE, W14
Pipeline pressure
NONE

Named schemes (500m)

Commonwealth Institute, 224-238, Commonwealth Institute, 224-238, Kensington High Street, W8 6NQ62 homes
completed
STAFFORD COURT, 160-166, STAFFORD COURT, 160-166, KENSINGTON HIGH STREET, W816 homes
completed
1-7, 1-7, KENSINGTON CHURCH STREET, KENSINGTON CHURCH WALK (20-21A AT REAR), W816 homes
completed
HUNTINGDON HOUSE, 200-222, HUNTINGDON HOUSE, 200-222, CROMWELL ROAD, SW5 0SW14 homes
completed
201 to 207, 201 to 207, Kensington High Street, W8 6BA14 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 (£845,000)

£29,750

Standard buyer

£29,750

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 6AB

Full postcodeW8 6AB
Postcode districtW8
BoroughLondon Borough of Kensington and Chelsea
WardAbingdon
Latitude51.498341
Longitude-0.197092
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