Abingdon · Kensington and Chelsea · Kensington and Bayswater constituency · 51.49914, -0.19525

W8 6BJ— Abingdon, Kensington and Chelsea

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

The practical family move

 

Top 5% LondonSchools 80%Safety 62/100Transport 67/100Low yield 2.74%

Best for: Young professionals

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
77
Safety
62
Schools
65
Transport
67
Environment
80
Investment
58

The bottom line

W8 6BJ offers exceptional schools (80% Good/Outstanding) and a green environment — a strong choice for Young professionals.

Less suited to Families.

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Location

W8 6BJ

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+16.7% vs London avg
vs London crime+126.0% vs London avg

Deep-dive guides for W8 6BJ

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

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How W8 6BJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

65

Education score

Good for families
★ Top school within 1km
★★

Primary

St Barnabas and St Philip's CofE Primary School

Good · Inspected Apr 2024 · 3 min walk

KS2: 110.3

!

Secondary

Holland Park School

Inadequate · Inspected Apr 2022 · 9 min walk

P8: +0.09A8: 59.6

80% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Above London average

Childcare

Childcare

James Lee Nursery School

Not inspected · 19 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

146.8 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 237.0%

+30% vs borough

Crime by type

Other43%
Anti-social behaviour17%
Violence & sexual offences14%
Theft10%
Vehicle crime8%
Robbery4%
Burglary3%
Drug offences1%

Road safety

100

Road safety score

0

Accidents (5yr)

5

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kensington Fire Station · 554m

Crime is +126% above London average

Property

Prices, sales volume and market trends

Avg floor area320.2 m²

EPC breakdown

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

Based on 11 properties · Confidence: medium

Street mix

Terraced 88%Other 13%

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£800,500
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band GAnnual charge £2,040
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2022 · CAGR

+6.7%

Total change

+409%

Market Activity

Price Velocity & Acceleration

Current Velocity

-50.6%

per year

Acceleration

-582.92

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £700k+ · 6 sales

Property Type Mix

Total: 6 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£1.15m£1.15m+0%1
Post-dot-com plateau2004–2004£2.86m£2.86m+0%1
GFC & correction2008–2008£4.00m£4.00m+0%1
Help-to-Buy recovery2014–2016£5.35m£11.86m+121.6%1
Rate-rise correction2022–2022£5.85m£5.85m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 77% of London
High Street Kensington Underground StationDistrict line
3.3 min walk
West Brompton

Nearby stations

High Street Kensington Underground StationDistrict · Circle
3 min walk
Earl's Court Underground StationDistrict · Piccadilly
10 min walk
Gloucester Road Underground StationDistrict · Circle
13 min walk
Kensington (Olympia) Underground StationDistrict
13 min walk
Kensington (Olympia) Rail StationMildmay · Southern
13 min walk
No bus stops within 400m

74

Walkability score

190

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

17

Car parks (800m)

1

EV chargers (800m)

Nearest car park261m
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: 2.9 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 — 3.3 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

14

Dentists within 1km

3

Care homes (1km)

Nearest hospitalCromwell Hospital · 521 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 6.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

110

Parks (1km)

92

Restaurants (800m)

31

Cafes (800m)

5

Pubs (400m)

4

Pharmacies (800m)

10

Gyms (1km)

28

Sports (1km)

12

Convenience

Nearest supermarketDamascene Rose · 123 m
16 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

5

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

131m

Post office

Nearby shops

Orée168 m
Kensington Supermarket242 m
Ben’s Cookies259 m
Aux Merveilleux de Fred265 m

Nearby cafes

Joe & The Juice125 m
W8catering127 m
Sheer Passion167 m
Cafe Nouvelle172 m

Nearby restaurants

Kensington Quarter90 m
Balans Soho Society96 m
Five Guys100 m
Papaya Tree111 m

Nearby pubs

The Britannia63 m
Princess Victoria216 m
Piano283 m
The Devonshire Arms314 m

Nearby gyms

Core Collective235 m
The Kensington Studio318 m
Equinox Kensington344 m
Barrecore485 m

Nearby pharmacies

The Pestle & Mortar118 m
Boots237 m
Kensington Pharmacy333 m
Prince Pharmacy594 m

Nearby health

Kensington Therapy Centre114 m
Randox Health Kensington178 m
Longevity Clinic198 m
Kensington Dentist199 m
Food hygiene (5-star)81% of 279

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

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 moderate.

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

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+11.2%

Rent growth (1yr)

Market liquidity

Future outlook

62.5

Price growth score

C
Medium

Development pressure

Low

New supply risk

Strong gentrification momentumLow-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route6,610m
Crossrail 2 route3,349m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,543 nationally

1,056

Est. population

26,036/km²

61%

Employed

72%

Degree educated

£49,000

Median income

2.5%

Claimant rate

Urban coreVery high densityYoung professionals

24

Community stability

Age profile

19%
25%
25%
19%
Under 1819%
18–3426%
35–4925%
50–6419%
65+12%

Tenure

23%
65%
Own outright23%
Own (mortgage)10%
Private rent65%
Social rent2%
Shared ownership0%

Ethnicity

29%
37%
White British29%
White Other37%
Asian12%
Black3%
Mixed6%
Other12%

Employment & lifestyle

Managerial / professional56%
Routine / semi-routine7%
No car household63%
Unemployed4%
No qualifications6%

Housing tenure (Census 2021)

Private rent65%
Social rent2%

vs. London

Income vs London+16.7%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
115
Live planning apps (800m)
7
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)
61
Largest scheme
137 homes · COLLEGE HOUSE, COLLEGE HOUSE, WRIGHTS LANE, W8
Pipeline pressure
NONE

Named schemes (500m)

COLLEGE HOUSE, COLLEGE HOUSE, WRIGHTS LANE, W8137 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

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Key facts for W8 6BJ

Full postcodeW8 6BJ
Postcode districtW8
BoroughLondon Borough of Kensington and Chelsea
WardAbingdon
Latitude51.499140
Longitude-0.195245
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