Abingdon · Kensington and Chelsea · Kensington and Bayswater constituency · 51.49677, -0.20187

W8 6HH— Abingdon, Kensington and Chelsea

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

The family fortress

 

Top 10% LondonSchools 80%Safety 71/100Transport 51/100Low yield 2.74%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
73
Safety
71
Schools
65
Transport
51
Environment
80
Investment
56

The bottom line

W8 6HH offers exceptional schools (80% Good/Outstanding), low crime and a green environment — strong value for Families who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

W8 6HH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

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

Deep-dive guides for W8 6HH

🛡️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 6HH 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 · 11 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 · 12 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)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kensington Fire Station · 1.1km

Crime is +36% above London average

Property

Prices, sales volume and market trends

Avg floor area273.1 m²

EPC breakdown

B
1%
D
5%
E
2%

Based on 8 properties · Confidence: low

Street mix

Semi 4%Terraced 96%

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£682,750
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, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingSome double glazing
Council tax band Band GAnnual charge £2,040
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+5.8%

Total change

+411%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.0%

per year

Acceleration

+17.53

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £700k+ · 24 sales

Property Type Mix

Total: 24 sales

Semi-detached4.2%
Terraced95.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£1.10m£1.26m+15%1
Post-dot-com plateau2002–2004£3.23m£2.55m-20.9%1.7
Pre-crash peak2005–2006£3.25m£3.15m-3.1%1
GFC & correction2009–2009£3.40m£3.40m+0%2
Help-to-Buy recovery2014–2014£6.85m£6.85m+0%1
Brexit uncertainty2017–2017£5.75m£5.75m+0%1
Pandemic surge2020–2021£7.30m£5.80m-20.5%3.5
Current market2024–2024£5.63m£5.63m+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1.4% alpha

Terraced+1.4% α
Local
5%
District
3.6%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
West Kensington Underground StationDistrict line
8.7 min walk
Kensington (Olympia)

Nearby stations

Kensington (Olympia) Underground StationDistrict
7 min walk
Kensington (Olympia) Rail StationMildmay · Southern
8 min walk
Kensington (Olympia)National Rail
8 min walk
West Kensington Underground StationDistrict
10 min walk
Earl's Court Underground StationDistrict · Piccadilly
10 min walk
No bus stops within 400m

65

Walkability score

190

Footpaths (500m)

24

Santander docks (800m)

0.2 km

Nearest cycle dock

Central London commute times

London Bridge46 min ↑
Victoria ★33 min
Waterloo49 min ↑
Canary Wharf56 min ↑
City46 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

21

Car parks (800m)

2

EV chargers (800m)

Nearest car park227m
Santander docks (800m)24
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Store Car Park· no
435m
🅿️
Olympia London Motorail (P4) Car Park· yes
770m

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: 3.4 km away✗ Not Green Belt✗ Not AONB37% green spaceTree canopy: 10%
More green space than 91% of London

Nearest SSSI: Barn Elms Wetland Centre SSSI — 2.8 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

KENSINGTON PARK MEDICAL CENTRE

75 RUSSELL ROAD, W14 8HW

6 min walk

89%

Recommend GP

89%

Overall GP experience

4

GPs within 1km

10

Dentists within 1km

Nearest hospitalCromwell Hospital · 764 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 6.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

115

Parks (1km)

30

Restaurants (800m)

17

Cafes (800m)

2

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

18

Sports (1km)

6

Convenience

Nearest supermarketGreen Valley · 235 m
15 tennis courts

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

218m

Post office

Nearby shops

Zaman116 m
Al Safi Mini Market156 m
Sainsbury's Local222 m
Holland Green Express236 m

Nearby cafes

Primrose Bakery193 m
labakery269 m
GAIL's279 m
Le Monde290 m

Nearby restaurants

Apadana120 m
Samad Al Iraqi169 m
Mohsen200 m
Enotecha Rosso205 m

Nearby pubs

The Warwick Arms182 m
The Scarsdale Tavern202 m
Princess Victoria314 m
The Hansom Cab322 m

Nearby gyms

Core Collective383 m
The Kensington Studio598 m
Soho Gyms843 m
Campden Hill Lawn Tennis Club1.0 km

Nearby pharmacies

H Lloyd Chemist349 m
H. Lloyd Chemist458 m
The Pestle & Mortar469 m
Kensington Pharmacy644 m

Nearby health

Oracare Dental274 m
Group Practice314 m
The Abingdon Medical Practice333 m
Scarsdale Dental & Implant Clinic343 m
Food hygiene (5-star)81% of 128

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

56

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 score28/100
Right-to-buy sales (5yr)Owner-occupier growth signal45

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+11.2%

Rent growth (1yr)

Market liquidity

Future outlook

52.6

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumLow-deprivation area

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,060m
Crossrail 2 route3,634m

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

Inner cityHigh 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%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
57
Live planning apps (800m)
30
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
1
Planning apps (12 months)
11
Planning apps (3 years)
3
Local approval rate
91%
Borough approval rate
88%
Opportunity area
No
CIL rate (residential)
£450/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
47
Largest scheme
506 homes · 375, 375, Kensington High Street, And The Radnor Arms, 247 Warwick Road, W14 8QH
Pipeline pressure
NONE

Named schemes (500m)

375, 375, Kensington High Street, And The Radnor Arms, 247 Warwick Road, W14 8QH506 homes
completed
195, 195, Warwick Road, W14 8PU370 homes
completed
'RAMESSES II' SITE, 185-187, 'RAMESSES II' SITE, 185-187, WARWICK ROAD, W14296 homes
completed
LAND OFF, LAND OFF, WARWICK ROAD, FENELON PLACE, W14200 homes
completed
213-215, 213-215, Warwick Road, W14 8PU160 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 6HH

Full postcodeW8 6HH
Postcode districtW8
BoroughLondon Borough of Kensington and Chelsea
WardAbingdon
Latitude51.496769
Longitude-0.201865
Parliamentary constituencyKensington and Bayswater
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
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Transport
for London
NHS
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Companies
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Mail
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