Abingdon · Kensington and Chelsea · Kensington and Bayswater constituency · 51.49470, -0.20247

W8 6PL— Abingdon, Kensington and Chelsea

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

The practical family move

 

Schools 83%Safety 70/100Transport 57/100Low yield 2.74%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
67
Safety
70
Schools
54
Transport
57
Environment
71
Investment
53

The bottom line

W8 6PL offers exceptional schools (83% 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 6PL

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 6PL

🛡️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 6PL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

54

Education score

Fair for families
★ Top school within 1km
—

Primary

Kensington Primary Academy

Not yet inspected · 4 min walk

KS2: 106.0

!

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 15 schools within 1.5km

Above London average

Childcare

Childcare

James Lee Nursery School

Not inspected · 10 min walk

3 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

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

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 area68.8 m²

EPC breakdown

C
5%
D
11%
E
6%

Based on 22 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£172,000
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)
RoofFlat, limited insulation (assumed)
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

1997–2022 · CAGR

+3.3%

Total change

+128%

Market Activity

Price Velocity & Acceleration

Current Velocity

-65.4%

per year

Acceleration

-90.85

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £125k–£150k · 18 sales

Property Type Mix

Total: 18 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£145k£215k+48.3%2
Post-dot-com plateau2001–2003£250k£325k+30%1
Pre-crash peak2005–2006£331k£345k+4.2%3
GFC & correction2010–2010£210k£210k+0%1
Help-to-Buy recovery2014–2014£760k£760k+0%1
Brexit uncertainty2018–2018£954k£954k+0%1
Rate-rise correction2022–2022£330k£330k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+4.2% alpha

Flat/maisonette+4.2% α
Local
11.4%
District
7.2%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
6 min walk
Kensington (Olympia)

Nearby stations

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

64

Walkability score

163

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

17

Car parks (800m)

1

EV chargers (800m)

Nearest car park158m
Santander docks (800m)24
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Store Car Park· no
205m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 14.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 96% of London
NoiseNONE
road · Rail Lden: 55 dB
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: 70%
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

KENSINGTON PARK MEDICAL CENTRE

75 RUSSELL ROAD, W14 8HW

7 min walk

89%

Recommend GP

89%

Overall GP experience

7

GPs within 1km

8

Dentists within 1km

Nearest hospitalCromwell Hospital · 789 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 7.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

95

Parks (1km)

39

Restaurants (800m)

26

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

9

Sports (1km)

3

Convenience

Nearest supermarketGreen Valley · 325 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)

451m

Post office

Nearby shops

Zaman312 m
Sainsbury's Local324 m
Al Safi Mini Market387 m
Moneywise417 m

Nearby cafes

Fitaly355 m
Costa359 m
Primrose Bakery427 m
Chapter Coffee Co.437 m

Nearby restaurants

Mohsen61 m
Cacciari's69 m
Maria G's70 m
Hare and Tortoise293 m

Nearby pubs

The Warwick Arms82 m
The Scarsdale Tavern351 m
The Hand and Flower406 m
The Hansom Cab412 m

Nearby gyms

Core Collective601 m
The Kensington Studio672 m
Soho Gyms752 m
Easygym1.2 km

Nearby pharmacies

H Lloyd Chemist363 m
H. Lloyd Chemist425 m
The Pestle & Mortar669 m
Kensington Pharmacy719 m

Nearby health

The Abingdon Medical Practice410 m
Kensington Park Medical Centre425 m
Scarsdale Dental & Implant Clinic445 m
Group Practice469 m
Food hygiene (5-star)71% of 154

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 score28/100
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

39.8

Price growth score

D
High

Development pressure

High

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,102m
Crossrail 2 route3,565m

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)
53
Live planning apps (800m)
38
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
4
Local approval rate
89%
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)
40
Largest scheme
506 homes · 375, 375, Kensington High Street, And The Radnor Arms, 247 Warwick Road, W14 8QH
Pipeline pressure
LOW

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 6PL

Full postcodeW8 6PL
Postcode districtW8
BoroughLondon Borough of Kensington and Chelsea
WardAbingdon
Latitude51.494701
Longitude-0.202465
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
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Mail
Food Standards
Agency
Ofcom
Met
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