Abingdon · Kensington and Chelsea · Kensington and Bayswater constituency · 51.49639, -0.19662

W8 6EF— Abingdon, Kensington and Chelsea

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

The family fortress

 

Top 5% LondonSchools 83%Safety 70/100Transport 63/100~3% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
78
Safety
70
Schools
67
Transport
63
Environment
78
Investment
46

The bottom line

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

The catch: 14 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

W8 6EF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+16.7% vs London avg
vs London crime+47.0% vs London avg

Deep-dive guides for W8 6EF

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe🍕 Buzzing

“The family fortress”

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How W8 6EF 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 · 2 min walk

KS2: 110.3

!

Secondary

Holland Park School

Inadequate · Inspected Apr 2022 · 12 min walk

P8: +0.09A8: 59.6

83% 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 · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

95.7 incidents per 1,000 residents

Higher crime than 72% of London
↑ Rising 317.6%

-16% vs borough

Crime by type

Other27%
Violence & sexual offences25%
Anti-social behaviour23%
Vehicle crime11%
Burglary5%
Drug offences4%
Theft4%
Robbery1%

Road safety

99

Road safety score

1

Accidents (5yr)

4

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kensington Fire Station · 858m

Crime is +47% 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£31,887/m²
Price per ft²£2,962/ft²
Avg floor area68 m²

EPC breakdown

C
29%
D
12%
E
1%
F
1%

Based on 43 properties · Confidence: high

Street mix

Terraced 21%Flat 79%

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£170,000
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)
GlazingFully double glazed
Council tax band Band GAnnual charge £2,040
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6%

Total change

+473%

Market Activity

Price Velocity & Acceleration

Current Velocity

+124.8%

per year

Acceleration

+131.60

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £600k–£700k · 58 sales

Property Type Mix

Total: 58 sales

Terraced20.7%
Flat/maisonette79.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£310k£160k-48.4%1.8
Post-dot-com plateau2001–2004£450k£513k+13.9%5.5
Pre-crash peak2006–2007£335k£433k+28.9%3
GFC & correction2010–2012£1.89m£950k-49.6%1.5
Help-to-Buy recovery2013–2016£530k£3.45m+550.8%2.8
Brexit uncertainty2017–2017£4.75m£4.75m+0%1
Pandemic surge2021–2021£850k£850k+0%1
Rate-rise correction2022–2023£848k£790k-6.8%1.5
Current market2025–2025£1.78m£1.78m+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.6% alpha

Flat/maisonette-0.6% α
Local
6.4%
District
7%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

44out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
Above London average
Earl's Court Underground StationDistrict line
6.5 min walk
West Brompton

Nearby stations

Earl's Court Underground StationDistrict · Piccadilly
7 min walk
High Street Kensington Underground StationDistrict · Circle
7 min walk
Kensington (Olympia) Underground StationDistrict
12 min walk
West Kensington Underground StationDistrict
12 min walk
Kensington (Olympia) Rail StationMildmay · Southern
12 min walk
No bus stops within 400m

64

Walkability score

163

Footpaths (500m)

24

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)

2

EV chargers (800m)

Nearest car park275m
Santander docks (800m)24
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Store Car Park· no
557m

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: 3.1 km away✗ Not Green Belt✗ Not AONB31% green spaceTree canopy: 67%
More green space than 86% of London

Nearest SSSI: Barn Elms Wetland Centre SSSI — 3.1 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

8

GPs within 1km

14

Dentists within 1km

3

Care homes (1km)

Nearest hospitalCromwell Hospital · 402 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 6.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

84

Parks (1km)

78

Restaurants (800m)

22

Cafes (800m)

5

Pubs (400m)

6

Pharmacies (800m)

7

Gyms (1km)

16

Sports (1km)

4

Convenience

Nearest supermarketLa Mart · 413 m
8 tennis courts

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)

1

Cinemas (2km)

354m

Post office

Nearby shops

Kensington Supermarket134 m
S Local Store226 m
La Piccola Deli236 m
Miller of Kensington253 m

Nearby cafes

R&H115 m
Cafe Nouvelle149 m
Le Monde167 m
Fait Maison265 m

Nearby restaurants

The Abingdon136 m
Sichwan Popo165 m
San Pietro244 m
You Me Sushi295 m

Nearby pubs

The Hansom Cab44 m
The Scarsdale Tavern176 m
Princess Victoria221 m
The Britannia258 m

Nearby gyms

The Kensington Studio235 m
Core Collective374 m
Soho Gyms578 m
Equinox Kensington638 m

Nearby pharmacies

Kensington Pharmacy281 m
The Pestle & Mortar353 m
Earls Court Chemist548 m
Boots548 m

Nearby health

The Abingdon Medical Practice37 m
Scarsdale Dental & Implant Clinic42 m
Group Practice147 m
Earls Court Dental Practice320 m
Food hygiene (5-star)81% of 277

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

46

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 score35/100
Right-to-buy sales (5yr)Owner-occupier growth signal45
Sales last 12 months0

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

69.1

Price growth score

B
Medium

Development pressure

Low

New supply risk

Strong gentrification momentumLow-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route6,695m
Crossrail 2 route3,292m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 26,149 nationally

1,484

Est. population

14,193/km²

64%

Employed

74%

Degree educated

£49,000

Median income

1.5%

Claimant rate

Urban coreHigh densityYoung professionals

40

Community stability

Age profile

18%
22%
22%
22%
16%
Under 1818%
18–3422%
35–4922%
50–6422%
65+16%

Tenure

37%
17%
40%
Own outright37%
Own (mortgage)17%
Private rent40%
Social rent6%

Ethnicity

39%
39%
White British39%
White Other39%
Asian10%
Black2%
Mixed5%
Other6%

Employment & lifestyle

Managerial / professional61%
Routine / semi-routine5%
No car household46%
Unemployed3%
No qualifications5%

Housing tenure (Census 2021)

Private rent40%
Social rent6%

vs. London

Income vs London+16.7%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
61
Live planning apps (800m)
8
Development activity
medium
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)
14

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
72
Largest scheme
296 homes · 'RAMESSES II' SITE, 185-187, 'RAMESSES II' SITE, 185-187, WARWICK ROAD, W14
Pipeline pressure
NONE

Named schemes (500m)

150-158, 150-158, EARLS COURT ROAD, SW540 homes
completed
STAFFORD COURT, 160-166, STAFFORD COURT, 160-166, KENSINGTON HIGH STREET, W816 homes
completed
160-164, 160-164, EARL'S COURT ROAD, SW5 9QQ15 homes
completed
HUNTINGDON HOUSE, 200-222, HUNTINGDON HOUSE, 200-222, CROMWELL ROAD, SW5 0SW14 homes
completed
29/31, 29/31, Nevern Place, SW5 9NP14 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 6EF

Full postcodeW8 6EF
Postcode districtW8
BoroughLondon Borough of Kensington and Chelsea
WardAbingdon
Latitude51.496392
Longitude-0.196622
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