Abingdon · Kensington and Chelsea · Kensington and Bayswater constituency · 51.49736, -0.19542

W8 6PP— Abingdon, Kensington and Chelsea

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

The family fortress

 

Top 5% LondonSchools 80%Safety 70/100Transport 65/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Young professionals

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
78
Safety
70
Schools
65
Transport
65
Environment
80
Investment
45

The bottom line

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

The catch: 6 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

W8 6PP

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 6PP

🛡️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 6PP 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 11 schools within 1.5km

Above London average

Childcare

Childcare

James Lee Nursery School

Not inspected · 17 min walk

3 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

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kensington Fire Station · 723m

Crime is +47% above London average

Property

1 May

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£35,497/m²
Price per ft²£3,298/ft²
Avg floor area190.9 m²

EPC breakdown

C
2%
D
7%
E
5%

Based on 14 properties · Confidence: medium

Street mix

Terraced 68%Flat 32%

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£477,250
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)
GlazingSome double glazing
Council tax band Band GAnnual charge £2,040
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+14.9%

Total change

+5561%

Market Activity

Price Velocity & Acceleration

Current Velocity

+65.2%

per year

Acceleration

+53.57

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £450k–£500k · 34 sales

Property Type Mix

Total: 34 sales

Terraced67.6%
Flat/maisonette32.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£134k£350k+160.7%3.5
Post-dot-com plateau2002–2004£475k£2.05m+331.6%1.7
Pre-crash peak2005–2007£675k£3.81m+464.4%2.5
GFC & correction2011–2012£4.40m£4.60m+4.5%2
Help-to-Buy recovery2013–2013£1.35m£1.35m+0%1
Brexit uncertainty2017–2017£4.12m£4.12m+0%3
Pandemic surge2021–2021£4.60m£4.60m+0%1
Current market2024–2024£7.60m£7.60m+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+5.8% alpha

Weakest performer

Terraced

-0.7% alpha

Flat/maisonette+5.8% α
Local
10.4%
District
4.6%
Terraced-0.7% α
Local
7.7%
District
8.4%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

24out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing10
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 75% of London
High Street Kensington Underground StationCircle line
4.8 min walk
West Brompton

Nearby stations

High Street Kensington Underground StationDistrict · Circle
6 min walk
Earl's Court Underground StationDistrict · Piccadilly
8 min walk
Gloucester Road Underground StationDistrict · Circle
12 min walk
Kensington (Olympia) Underground StationDistrict
13 min walk
Kensington (Olympia) Rail StationMildmay · Southern
13 min walk
No bus stops within 400m

68

Walkability score

201

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)

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Parking & EV

Car parks, spaces and charging points

16

Car parks (800m)

2

EV chargers (800m)

Nearest car park325m
Santander docks (800m)25
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Store Car Park· no
692m

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: 3.0 km away✗ Not Green Belt✗ Not AONB36% green spaceTree canopy: 70%
More green space than 90% of London

Nearest SSSI: Barn Elms Wetland Centre SSSI — 3.2 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

7 min walk

61%

Recommend GP

61%

Overall GP experience

9

GPs within 1km

13

Dentists within 1km

3

Care homes (1km)

Nearest hospitalCromwell Hospital · 381 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 6.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

91

Parks (1km)

87

Restaurants (800m)

24

Cafes (800m)

5

Pubs (400m)

6

Pharmacies (800m)

9

Gyms (1km)

19

Sports (1km)

9

Convenience

Nearest supermarketLa Mart · 308 m
9 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)

3

Cinemas (2km)

298m

Post office

Nearby shops

Kensington Supermarket143 m
S Local Store155 m
La Piccola Deli171 m
Fait Maison184 m

Nearby cafes

Cafe Nouvelle47 m
R&H118 m
Le Monde178 m
Fait Maison190 m

Nearby restaurants

The Abingdon58 m
Sichwan Popo159 m
San Pietro167 m
Kitchen W8217 m

Nearby pubs

The Britannia140 m
The Hansom Cab162 m
The Devonshire Arms199 m
Princess Victoria200 m

Nearby gyms

The Kensington Studio174 m
Core Collective325 m
Equinox Kensington502 m
Harbour Club618 m

Nearby pharmacies

Kensington Pharmacy211 m
The Pestle & Mortar263 m
Boots415 m
Earls Court Chemist618 m

Nearby health

Scarsdale Dental & Implant Clinic127 m
Group Practice149 m
The Abingdon Medical Practice169 m
Kensington Therapy Centre261 m
Food hygiene (5-star)81% of 296

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 (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 score37/100
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

4/100

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 route6,613m
Crossrail 2 route3,268m

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)
102
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
1
Planning apps (12 months)
9
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)
6

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
59
Largest scheme
137 homes · COLLEGE HOUSE, COLLEGE HOUSE, WRIGHTS LANE, W8
Pipeline pressure
NONE

Named schemes (500m)

COLLEGE HOUSE, COLLEGE HOUSE, WRIGHTS LANE, W8137 homes
completed
150-158, 150-158, EARLS COURT ROAD, SW540 homes
completed
STAFFORD COURT, 160-166, STAFFORD COURT, 160-166, KENSINGTON HIGH STREET, W816 homes
completed
1-7, 1-7, KENSINGTON CHURCH STREET, KENSINGTON CHURCH WALK (20-21A AT REAR), W816 homes
completed
1A, 2A & 2, 1A, 2A & 2, MARLOES ROAD, W815 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 6PP

Full postcodeW8 6PP
Postcode districtW8
BoroughLondon Borough of Kensington and Chelsea
WardAbingdon
Latitude51.497362
Longitude-0.195416
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