Abingdon · Kensington and Chelsea · Kensington and Bayswater constituency · 51.49853, -0.19896

W8 6NB— Abingdon, Kensington and Chelsea

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

The family fortress

 

Top 5% LondonSchools 75%Safety 71/100Transport 63/100Low yield 0.67%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
76
Safety
71
Schools
62
Transport
63
Environment
80
Investment
45

The bottom line

W8 6NB offers low crime and a green environment at £4,600,000 median — strong value for Families who can accept its trade-offs.

The catches: high noise levels nearby and 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Toggle the things that matter to you — see how W8 6NB scores on each.

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Location

W8 6NB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+784.6% vs London avg
vs London income+16.7% vs London avg
vs London crime+36.0% vs London avg

Deep-dive guides for W8 6NB

🛡️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 6NB 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 · 1 min walk

KS2: 110.3

!

Secondary

Holland Park School

Inadequate · Inspected Apr 2022 · 9 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 · 15 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

96

Road safety score

4

Accidents (5yr)

7

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kensington Fire Station · 787m

Crime is +36% above London average

Property

2 Jul

Prices, sales volume and market trends

£4,600,000

Median sale price

Top 10% — 785% above London median

£4,600,000 is 785% above the London median (£520,000)

+149.6%

This year

Flat

Dominant type

Price history

Sales (24 months)18
New build100.0%
Avg flat£4,600,000
Price per m²£32,601/m²
Price per ft²£3,029/ft²
Avg floor area157.4 m²

EPC breakdown

B
24%

Based on 24 properties · Confidence: medium

Street mix

Flat 92%Other 8%

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£463,250
First-time buyerFTB
£463,250
Additional propertyBTL/2nd
£601,250

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

93.9×

Price-to-income

£23,011/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Heating

Market momentum

Energy & construction

Solar yield858 kWh/kWp/yr
Rebuild cost estimate£393,500
Rebuild cost per m²£2,500/m²

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

Construction era2025
WallsAverage thermal transmittance 0.18 W/m²K
Roof(other premises above)
GlazingHigh performance glazing
Council tax band Band GAnnual charge £2,040
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2023–2025 · CAGR

+-60.5%

Total change

-84%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.8%

per year

Acceleration

+79.98

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £700k+ · 20 sales

Property Type Mix

Total: 20 sales

Flat/maisonette100%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Rate-rise correction2023–2023£29.50m£29.50m+0%1
Current market2024–2025£4.78m£4.60m-3.8%11

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+59.3% alpha

Flat/maisonette+59.3% α
Local
61.8%
District
2.5%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

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

66

Walkability score

144

Footpaths (500m)

25

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

16

Car parks (800m)

1

EV chargers (800m)

Nearest car park291m
Santander docks (800m)25
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Store Car Park· no
672m

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
NoiseHIGH
road
Noisier 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 AONB36% green spaceTree canopy: 28%
More green space than 90% 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

10 min walk

61%

Recommend GP

61%

Overall GP experience

5

GPs within 1km

13

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCromwell Hospital · 656 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

112

Parks (1km)

51

Restaurants (800m)

19

Cafes (800m)

4

Pubs (400m)

4

Pharmacies (800m)

4

Gyms (1km)

25

Sports (1km)

5

Convenience

Nearest supermarketLa Mart · 262 m
19 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)

0

Cinemas (2km)

133m

Post office

Nearby shops

labakery102 m
Holland Green Express110 m
Kensington Supermarket157 m
Al Safi Mini Market219 m

Nearby cafes

Cafe de Fred35 m
GAIL's71 m
labakery79 m
Le Monde121 m

Nearby restaurants

La Palombe48 m
Il Portico70 m
Burger & Lobster94 m
Nando's126 m

Nearby pubs

Princess Victoria79 m
The Scarsdale Tavern173 m
The Britannia234 m
The Hansom Cab259 m

Nearby gyms

Core Collective114 m
The Kensington Studio452 m
Equinox Kensington595 m
Barrecore715 m

Nearby pharmacies

The Pestle & Mortar188 m
Boots479 m
Kensington Pharmacy489 m
H Lloyd Chemist596 m

Nearby health

Oracare Dental75 m
Longevity Clinic117 m
Group Practice145 m
Kensington Therapy Centre190 m
Food hygiene (5-star)82% of 182

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

45

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (0.7%) 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
0.7% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score31/100
Right-to-buy sales (5yr)Owner-occupier growth signal45
Sales last 12 months1

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

73.1

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 route6,864m
Crossrail 2 route3,546m

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+784.6%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
61
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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
54
Largest scheme
370 homes · 195, 195, Warwick Road, W14 8PU
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
201 to 207, 201 to 207, Kensington High Street, W8 6BA14 homes
completed
150, 150, LEXHAM GARDENS, W811 homes
completed
7, 7, KENSINGTON SQUARE, W810 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 (£4,600,000)

£463,250

Standard buyer

£463,250

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 6NB

Full postcodeW8 6NB
Postcode districtW8
BoroughLondon Borough of Kensington and Chelsea
WardAbingdon
Latitude51.498532
Longitude-0.198958
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