Abingdon · Kensington and Chelsea · Kensington and Bayswater constituency · 51.49386, -0.20146

W8 6PH— Abingdon, Kensington and Chelsea

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

The practical family move

 

Schools 80%Safety 70/100Transport 57/100Low yield 2.74%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
68
Safety
70
Schools
70
Transport
57
Environment
71
Investment
53

The bottom line

W8 6PH offers exceptional schools (80% Good/Outstanding) and low crime — 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 6PH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-1.0% vs London avg
vs London crime+52.0% vs London avg

Deep-dive guides for W8 6PH

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

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“The practical family move”

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How W8 6PH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

70

Education score

Good for families
★ Top school within 1km
★★★

Primary

Avonmore Primary School

Outstanding · Inspected May 2023 · 6 min walk

KS2: 106.8

!

Secondary

Holland Park School

Inadequate · Inspected Apr 2022 · 15 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 · 11 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

98.6 incidents per 1,000 residents

Higher crime than 74% of London
↑ Rising 307.4%

-13% vs borough

Crime by type

Other32%
Violence & sexual offences21%
Anti-social behaviour19%
Vehicle crime8%
Drug offences7%
Burglary7%
Theft4%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

6

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kensington Fire Station · 1.3km

Crime is +52% above London average

Property

Prices, sales volume and market trends

Avg floor area73.8 m²

EPC breakdown

C
20%
D
31%
E
3%

Based on 54 properties · Confidence: high

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£184,500
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingSingle glazed
Council tax band Band FAnnual charge £1,768
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2018 · CAGR

+6.9%

Total change

+368%

Market Activity

Price Velocity & Acceleration

Current Velocity

-49.6%

per year

Acceleration

-52.16

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £250k–£300k · 31 sales

Property Type Mix

Total: 31 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£87k£170k+95.1%1.7
Post-dot-com plateau2001–2003£224k£250k+11.6%1.3
Pre-crash peak2005–2006£256k£325k+27%1
GFC & correction2008–2010£380k£375k-1.3%2.5
Help-to-Buy recovery2013–2016£600k£790k+31.7%1.5
Brexit uncertainty2017–2018£810k£408k-49.6%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1% alpha

Flat/maisonette+1% α
Local
10.7%
District
9.7%

CAGR over 22yr 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
West Kensington Underground StationDistrict line
5.6 min walk
West Brompton

Nearby stations

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

60

Walkability score

142

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

16

Car parks (800m)

1

EV chargers (800m)

Nearest car park71m
Santander docks (800m)24
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Store Car Park· no
125m

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
NoiseNONE
road
SEVERE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.6 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 67%
Below average green space

Nearest SSSI: Barn Elms Wetland Centre SSSI — 2.6 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

NORTH END MEDICAL CENTRE

160 NORTH END ROAD, WEST KENSINGTON, W14 9PR

9 min walk

84%

Recommend GP

84%

Overall GP experience

8

GPs within 1km

11

Dentists within 1km

Nearest hospitalCromwell Hospital · 733 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 7.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

89

Parks (1km)

48

Restaurants (800m)

27

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

10

Sports (1km)

0

Convenience

Nearest supermarketGreen Valley · 442 m
7 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

531m

Post office

Nearby shops

Zaman418 m
Moneywise422 m
Prestige Wines432 m
Sainsbury's Local441 m

Nearby cafes

Chapter Coffee Co.439 m
Fitaly461 m
Dolci Coffee & Juice462 m
Costa471 m

Nearby restaurants

Cacciari's49 m
Maria G's147 m
Mohsen178 m
Pizza Pronto391 m

Nearby pubs

The Warwick Arms198 m
The Scarsdale Tavern388 m
The Hansom Cab411 m
Nell's Jazz & Blues442 m

Nearby gyms

The Kensington Studio645 m
Soho Gyms651 m
Core Collective662 m
London Lifestyle Academy816 m

Nearby pharmacies

H Lloyd Chemist474 m
H. Lloyd Chemist525 m
Earls Court Chemist623 m
Boots656 m

Nearby health

The Abingdon Medical Practice404 m
Scarsdale Dental & Implant Clinic448 m
Earls Court Dental Clinic452 m
Earls Court Dental Practice471 m
Food hygiene (5-star)71% of 171

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

53

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 low.

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

40.2

Price growth score

D
High

Development pressure

High

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,034m
Crossrail 2 route3,459m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,020 nationally

2,231

Est. population

13,732/km²

50%

Employed

57%

Degree educated

£41,600

Median income

4.6%

Claimant rate

Urban coreHigh densityYoung professionals

32

Community stability

Age profile

22%
27%
23%
18%
Under 1822%
18–3427%
35–4923%
50–6418%
65+12%

Tenure

18%
39%
32%
Own outright18%
Own (mortgage)8%
Private rent39%
Social rent32%
Shared ownership3%
Rent free0%

Ethnicity

19%
24%
19%
24%
White British19%
White Other24%
Asian19%
Black9%
Mixed6%
Other24%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine13%
No car household59%
Unemployed5%
No qualifications12%

Housing tenure (Census 2021)

Private rent39%
Social rent32%

vs. London

Income vs London-1.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
51
Live planning apps (800m)
31
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
4
Local approval rate
92%
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
6
Under construction
0
Completed (3yr)
42
Largest scheme
506 homes · 375, 375, Kensington High Street, And The Radnor Arms, 247 Warwick Road, W14 8QH
Pipeline pressure
LOW

Named schemes (500m)

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
46-56, 46-56, WARWICK ROAD, SW554 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 6PH

Full postcodeW8 6PH
Postcode districtW8
BoroughLondon Borough of Kensington and Chelsea
WardAbingdon
Latitude51.493858
Longitude-0.201461
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
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