Abingdon · Kensington and Chelsea · Kensington and Bayswater constituency · 51.49625, -0.19481

W8 6QA— Abingdon, Kensington and Chelsea

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

High-connectivity investment target

 

Top 8% LondonSchools 83%Safety 70/100Transport 64/100Yield 4.83%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
74
Safety
70
Schools
67
Transport
64
Environment
78
Investment
59

The bottom line

W8 6QA offers exceptional schools (83% Good/Outstanding), low crime and a green environment at £635,000 median — strong value for Families who can accept its trade-offs.

The catch: 14 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

W8 6QA

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+22.1% vs London avg
vs London income+16.7% vs London avg
vs London crime+47.0% vs London avg

Deep-dive guides for W8 6QA

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

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“High-connectivity investment target”

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How W8 6QA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

67

Education score

Good for families
★ Top school within 1km
★★

Primary

St Barnabas and St Philip's CofE Primary School

Good · Inspected Apr 2024 · 4 min walk

KS2: 110.3

!

Secondary

Holland Park School

Inadequate · Inspected Apr 2022 · 13 min walk

P8: +0.09A8: 59.6

83% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Above London average

Childcare

Childcare

James Lee Nursery School

Not inspected · 17 min walk

5 primaries · 0 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

99

Road safety score

1

Accidents (5yr)

4

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kensington Fire Station · 814m

Crime is +47% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£635,000

Median sale price

Above London median by 22%

£635,000 is 22% above the London median (£520,000)

+5.4%

This year

Flat

Dominant type

Price history

5-year change
-32.8%
Sales (24 months)5
New build0.0%
Avg flat£635,000
Price per m²£7,427/m²
Price per ft²£690/ft²
Avg floor area95.6 m²

EPC breakdown

C
18%
D
16%
E
7%
F
3%

Based on 44 properties · Confidence: high

Street mix

Terraced 8%Flat 87%Other 5%

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£19,250
First-time buyerFTB
£19,250
Additional propertyBTL/2nd
£38,300

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

13.0×

Price-to-income

£3,177/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield858 kWh/kWp/yr
Rebuild cost estimate£239,000
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)
GlazingSingle glazed
Council tax band Band GAnnual charge £2,040
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+4.8%

Total change

+293%

Market Activity

Price Velocity & Acceleration

Current Velocity

-37.4%

per year

Acceleration

-90.03

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £600k–£700k · 57 sales

Property Type Mix

Total: 57 sales

Terraced8.8%
Flat/maisonette91.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£150k£286k+90.6%4
Post-dot-com plateau2002–2004£325k£310k-4.6%3.5
Pre-crash peak2006–2007£345k£1.04m+200.6%1.5
GFC & correction2008–2012£415k£3.63m+773.5%1.8
Help-to-Buy recovery2014–2015£710k£1.50m+112%2
Brexit uncertainty2017–2019£1.87m£1.77m-5.3%2
Pandemic surge2021–2021£945k£945k+0%1
Rate-rise correction2022–2023£3.48m£618k-82.3%2.5
Current market2024–2025£943k£590k-37.4%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.6% alpha

Flat/maisonette-1.6% α
Local
4.8%
District
6.4%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
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
Earl's Court Underground StationDistrict line
5.7 min walk
West Brompton

Nearby stations

Earl's Court Underground StationDistrict · Piccadilly
6 min walk
High Street Kensington Underground StationDistrict · Circle
7 min walk
Gloucester Road Underground StationDistrict · Circle
11 min walk
West Brompton Underground StationDistrict
13 min walk
West Brompton Rail StationMildmay · Southern
13 min walk
No bus stops within 400m

64

Walkability score

184

Footpaths (500m)

25

Santander docks (800m)

0.2 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)

2

EV chargers (800m)

Nearest car park214m
Santander docks (800m)25
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Store Car Park· no
642m

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: 3.1 km away✗ Not Green Belt✗ Not AONB32% green spaceTree canopy: 52%
More green space than 87% 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

5 min walk

61%

Recommend GP

61%

Overall GP experience

10

GPs within 1km

17

Dentists within 1km

3

Care homes (1km)

Nearest hospitalCromwell Hospital · 279 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 6.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

81

Parks (1km)

79

Restaurants (800m)

24

Cafes (800m)

6

Pubs (400m)

6

Pharmacies (800m)

10

Gyms (1km)

17

Sports (1km)

10

Convenience

Nearest supermarketLa Mart · 437 m
6 tennis courts

Nightlife (500m)

0

Nightclubs

6

Late-night venues

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

0

Libraries (1km)

4

Cinemas (2km)

429m

Post office

Nearby shops

S Local Store111 m
La Piccola Deli117 m
Miller of Kensington133 m
Fait Maison144 m

Nearby cafes

Fait Maison148 m
Cafe Nouvelle174 m
R&H204 m
Le Monde267 m

Nearby restaurants

San Pietro131 m
The Abingdon176 m
You Me Sushi253 m
Sichwan Popo256 m

Nearby pubs

The Devonshire Arms160 m
The Hansom Cab171 m
The Britannia269 m
Earls Court Tavern279 m

Nearby gyms

The Kensington Studio114 m
Core Collective448 m
Soho Gyms515 m
Harbour Club540 m

Nearby pharmacies

Kensington Pharmacy160 m
The Pestle & Mortar394 m
Earls Court Chemist487 m
Boots521 m

Nearby health

Scarsdale Dental & Implant Clinic156 m
The Abingdon Medical Practice161 m
Group Practice240 m
Earls Court Dental Practice274 m
Food hygiene (5-star)82% of 283

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

59

Investment score

Good

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

Avg monthly rent
£2,557London avg: £1,950/mo
Gross yield
4.8% (good)London avg: 3.8%Strong yield — top 22% of London
Gentrification score27/100
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

73.5

Price growth score

B
Medium

Development pressure

Low

New supply risk

High investment qualityLow-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route6,569m
Crossrail 2 route3,174m

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%
Price vs London+22.1%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
83
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
1
Planning apps (12 months)
8
Local approval rate
88%
Borough approval rate
88%
Opportunity area
No
CIL rate (residential)
£450/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
14

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
59
Largest scheme
399 homes · 158, 158, CROMWELL ROAD, SW7
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
2-6, 2-6, TREBOVIR ROAD, SW535 homes
completed
5 & 7, 5 & 7, KNARESBOROUGH PLACE, HOGARTH ROAD (39), SW532 homes
completed
STAFFORD COURT, 160-166, STAFFORD COURT, 160-166, KENSINGTON HIGH STREET, W816 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 (£635,000)

£19,250

Standard buyer

£19,250

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 6QA

Full postcodeW8 6QA
Postcode districtW8
BoroughLondon Borough of Kensington and Chelsea
WardAbingdon
Latitude51.496247
Longitude-0.194812
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