Abingdon · Kensington and Chelsea · Kensington and Bayswater constituency · 51.49468, -0.19832

W8 6DF— Abingdon, Kensington and Chelsea

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

The family fortress

 

Top 5% LondonSchools 83%Safety 78/100Transport 64/100Low yield 2.74%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
76
Safety
78
Schools
67
Transport
64
Environment
78
Investment
57

The bottom line

W8 6DF offers exceptional schools (83% Good/Outstanding), low crime and a green environment — strong value for Families who can accept its trade-offs.

The catch: 15 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

W8 6DF

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-31.0% vs London avg

Deep-dive guides for W8 6DF

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

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“The family fortress”

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How W8 6DF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

67

Education score

Good for families
★ Top school within 1km
★★

Primary

St Barnabas and St Philip's CofE Primary School

Good · Inspected Apr 2024 · 4 min walk

KS2: 110.3

!

Secondary

Holland Park School

Inadequate · Inspected Apr 2022 · 14 min walk

P8: +0.09A8: 59.6

83% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Above London average

Childcare

Childcare

James Lee Nursery School

Not inspected · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

44.8 incidents per 1,000 residents

Better than 67% of London
↑ Rising 160.0%

from a low base — still below London average

-61% vs borough

Crime by type

Violence & sexual offences37%
Other27%
Anti-social behaviour15%
Vehicle crime10%
Burglary6%
Theft4%
Robbery2%
Drug offences0%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kensington Fire Station · 1.1km

Crime is 31% below London average

Property

Prices, sales volume and market trends

Avg floor area87.4 m²

EPC breakdown

C
12%
D
15%
E
2%

Based on 29 properties · Confidence: medium

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

Energy & construction

Solar yield858 kWh/kWp/yr
Rebuild cost estimate£218,500
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band EAnnual charge £1,496
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2022 · CAGR

+4.9%

Total change

+263%

Market Activity

Price Velocity & Acceleration

Current Velocity

-27.5%

per year

Acceleration

-62.33

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £300k–£350k · 52 sales

Property Type Mix

Total: 52 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£240k£453k+88.8%1.8
Post-dot-com plateau2001–2004£285k£375k+31.6%2.5
Pre-crash peak2005–2007£365k£700k+91.8%1.7
GFC & correction2008–2012£501k£1.20m+139.8%1.6
Help-to-Buy recovery2013–2016£983k£1.23m+25.2%1.8
Brexit uncertainty2017–2019£1.38m£850k-38.4%2
Pandemic surge2020–2021£890k£1.20m+34.8%2
Rate-rise correction2022–2022£870k£870k+0%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.5% alpha

Flat/maisonette+0.5% α
Local
7.1%
District
6.6%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Earl's Court Underground StationDistrict line
5.4 min walk
West Brompton

Nearby stations

Earl's Court Underground StationDistrict · Piccadilly
6 min walk
West Kensington Underground StationDistrict
9 min walk
High Street Kensington Underground StationDistrict · Circle
10 min walk
West Brompton Underground StationDistrict
11 min walk
West Brompton Rail StationMildmay · Southern
11 min walk
No bus stops within 400m

55

Walkability score

176

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

20

Car parks (800m)

2

EV chargers (800m)

Nearest car park188m
Santander docks (800m)23
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Store Car Park· no
343m

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: 3.4 km away✗ Not Green Belt✗ Not AONB32% green spaceTree canopy: 49%
More green space than 87% of London

Nearest SSSI: Barn Elms Wetland Centre SSSI — 2.9 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

6 min walk

61%

Recommend GP

61%

Overall GP experience

9

GPs within 1km

12

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCromwell Hospital · 502 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 6.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

89

Parks (1km)

64

Restaurants (800m)

18

Cafes (800m)

3

Pubs (400m)

5

Pharmacies (800m)

5

Gyms (1km)

13

Sports (1km)

1

Convenience

Nearest supermarketLa Mart · 620 m
7 tennis courts

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

471m

Post office

Nearby shops

Dina Supermarket293 m
Kensington Supermarket316 m
Quick Shop Food & Drinks319 m
S Local Store410 m

Nearby cafes

Dolci Coffee & Juice276 m
R&H312 m
Le Monde331 m
Cafe Nouvelle371 m

Nearby restaurants

Cacciari's247 m
You Me Sushi252 m
Taco Bell255 m
Jimmy's grill263 m

Nearby pubs

The Hansom Cab211 m
The Scarsdale Tavern260 m
Earls Court Tavern280 m
The Warwick Arms339 m

Nearby gyms

The Kensington Studio409 m
Soho Gyms505 m
Core Collective539 m
London Lifestyle Academy709 m

Nearby pharmacies

Kensington Pharmacy453 m
Earls Court Chemist474 m
Boots511 m
The Pestle & Mortar553 m

Nearby health

The Abingdon Medical Practice197 m
Scarsdale Dental & Implant Clinic246 m
Earls Court Dental Clinic260 m
Earls Court Dental Practice271 m
Food hygiene (5-star)79% of 225

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

57

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 score30/100
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

49.5

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route6,814m
Crossrail 2 route3,309m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,131 nationally

1,162

Est. population

25,867/km²

57%

Employed

67%

Degree educated

£49,000

Median income

3.2%

Claimant rate

Urban coreVery high densityYoung professionals

28

Community stability

Age profile

30%
26%
17%
15%
Under 1811%
18–3430%
35–4926%
50–6417%
65+15%

Tenure

22%
56%
Own outright23%
Own (mortgage)12%
Private rent56%
Social rent9%
Shared ownership1%
Rent free0%

Ethnicity

24%
32%
16%
18%
White British24%
White Other32%
Asian16%
Black4%
Mixed7%
Other18%

Employment & lifestyle

Managerial / professional49%
Routine / semi-routine6%
No car household67%
Unemployed4%
No qualifications7%

Housing tenure (Census 2021)

Private rent56%
Social rent9%

vs. London

Income vs London+16.7%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
45
Live planning apps (800m)
18
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
1
Planning apps (12 months)
8
Local approval rate
88%
Borough approval rate
88%
Opportunity area
No
CIL rate (residential)
£450/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
15

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
64
Largest scheme
370 homes · 195, 195, Warwick Road, W14 8PU
Pipeline pressure
NONE

Named schemes (500m)

LAND OFF, LAND OFF, WARWICK ROAD, FENELON PLACE, W14200 homes
completed
46-56, 46-56, WARWICK ROAD, SW554 homes
completed
150-158, 150-158, EARLS COURT ROAD, SW540 homes
completed
NEVERN MANSIONS, 27A, NEVERN MANSIONS, 27A, NEVERN SQUARE, SW527 homes
completed
117, 117, Warwick Road, SW5 9EZ20 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 6DF

Full postcodeW8 6DF
Postcode districtW8
BoroughLondon Borough of Kensington and Chelsea
WardAbingdon
Latitude51.494682
Longitude-0.198317
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
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