Abbey Road · Westminster · Queen's Park and Maida Vale constituency · 51.53123, -0.18426

W9 1PP— Abbey Road, Westminster

Location and area intelligence for W9 1PP, Abbey Road, Westminster

The family fortress

 

Top 5% LondonSchools 100%Safety 77/100Transport 54/100Yield 4.88%

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
76
Safety
77
Schools
100
Transport
54
Environment
62
Investment
76

The bottom line

W9 1PP offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Investors who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

W9 1PP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+6.9% vs London avg
vs London crime+31.0% vs London avg

Deep-dive guides for W9 1PP

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

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🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe🍕 Buzzing

“The family fortress”

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How W9 1PP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

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

Primary

St Joseph's RC Primary School

Outstanding · Inspected Apr 2024 · 6 min walk

KS2: 107.3

—

Secondary

St George's Catholic School

Not yet inspected · Inspected Jan 2025 · 4 min walk

P8: +0.70A8: 55.9

100% of local schools rated Good or Outstanding · based on 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Granville Plus Nursery School

Good · 12 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

85.3 incidents per 1,000 residents

Higher crime than 65% of London
→ Stable

-81% vs borough

Crime by type

Other29%
Violence & sexual offences19%
Vehicle crime15%
Anti-social behaviour14%
Burglary11%
Theft5%
Robbery4%
Drug offences4%

Road safety

89

Road safety score

7

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Paddington Fire Station · 1.2km

Crime is +31% above London average

Property

Prices, sales volume and market trends

Avg floor area237.7 m²

EPC breakdown

D
3%

Based on 3 properties · Confidence: low

LHA rates — Inner North London

Shared room£708/mo
1 bedroom£1440/mo
2 bedrooms£1794/mo
3 bedrooms£2160/mo
4 bedrooms£3060/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield852 kWh/kWp/yr
Rebuild cost estimate£594,250
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)
GlazingSingle glazed
Council tax band Band EAnnual charge £1,107
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2005 · CAGR

+13.9%

Total change

+148%

Market Activity

Price Velocity & Acceleration

Current Velocity

+13.9%

per year

Acceleration

-104.09

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £700k+ · 3 sales

Property Type Mix

Total: 3 sales

Semi-detached33.3%
Terraced66.7%

By decade

1990s

2000s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£750k£750k+0%1
Post-dot-com plateau2003–2003£1.64m£1.64m+0%1
Pre-crash peak2005–2005£1.86m£1.86m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Maida Vale StationBakerloo line
2.4 min walk
Kilburn High Road

Nearby stations

Maida Vale Underground StationBakerloo
2 min walk
St. John's Wood Underground StationJubilee
10 min walk
Kilburn Park Underground StationBakerloo
10 min walk
Kilburn High Road Rail StationLioness
11 min walk
Kilburn High RoadNational Rail
11 min walk
No bus stops within 400m

58

Walkability score

79

Footpaths (500m)

6

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge ★38 min
Victoria40 min ↑
Waterloo40 min ↑
Canary Wharf48 min ↑
City44 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

35

Car parks (800m)

21

EV chargers (800m)

Total spaces (800m)65
Nearest car park98m
Santander docks (800m)6
Nearest cycle dock0.1 km

Nearby car parks

🅿️
NCP Car Park London Maida Vale65 spaces
450m

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: 28.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 78% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 1.8 km away✗ Not Green Belt✗ Not AONB29% green spaceTree canopy: 70%
More green space than 84% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 4.3 km

Energy

Solar: 852 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 2

Landslide susceptibility: Medium

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 yield852.4 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

PES@SAFARIAN & SIMON (ABBEY RD) SWL

SAFARIAN & SIMON OPTICIANS, 53 ABBEY ROAD, NW8 0AD

8 min walk

5

GPs within 1km

7

Dentists within 1km

3

Care homes (1km)

Nearest hospitalHospital of St John and St Elizabeth · 683 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 2.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

141

Parks (1km)

25

Restaurants (800m)

15

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

5

Gyms (1km)

34

Sports (1km)

4

Convenience

Nearest supermarketAl-Shaheen Supermarket · 133 m
25 tennis courts1 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
4,137 licensed premises in borough2,967 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

1

Cinemas (2km)

463m

Post office

Nearby shops

Elgin Market92 m
Local Supermarket137 m
Soloman Supermarket150 m
Supersave Food And Wine169 m

Nearby cafes

Chai Chee143 m
The Peppermint163 m
Starbucks176 m
GAIL's178 m

Nearby restaurants

Thai Rice172 m
Banana Tree186 m
Kotta Sushi260 m
L'Aventure467 m

Nearby pubs

Elgin124 m
Warrington456 m
Carlton Tavern507 m
The Clifton525 m

Nearby gyms

Iyengar Yoga Maida Vale386 m
Paddington Recreation Ground Fitness Suite441 m
Pilates Tonic451 m
Paddington Sports Club666 m

Nearby pharmacies

Vineyard Pharmacy167 m
Holmes Chemist270 m
Hodgetts Chemist716 m
Remedy's Pharmacy722 m

Nearby health

Monet Beauty Clinic27 m
Elgin Dental Care211 m
Maida Smiles402 m
Maida Vale Medical Centre405 m
Food hygiene (5-star)46% of 81

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)
44

High street

A

High street health

Investment

Investment grade, yield and market outlook

76

Investment score

Strong

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

Avg monthly rent
£2,622London avg: £1,950/mo
Gross yield
4.9% (good)London avg: 3.8%Strong yield — top 21% of London
Gentrification score25/100
Right-to-buy sales (5yr)Owner-occupier growth signal44

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+15.3%

Rent growth (1yr)

Market liquidity

Future outlook

58.4

Price growth score

C
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,041m
Crossrail 2 route3,552m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,070 nationally

2,321

Est. population

10,768/km²

65%

Employed

69%

Degree educated

£44,900

Median income

1.3%

Claimant rate

Inner cityHigh densityYoung professionals

29

Community stability

Age profile

21%
28%
25%
16%
Under 1821%
18–3428%
35–4925%
50–6416%
65+10%

Tenure

20%
18%
55%
Own outright20%
Own (mortgage)18%
Private rent55%
Social rent7%
Shared ownership0%

Ethnicity

32%
34%
13%
13%
White British32%
White Other34%
Asian13%
Black3%
Mixed5%
Other13%

Employment & lifestyle

Managerial / professional56%
Routine / semi-routine9%
No car household53%
Unemployed4%
No qualifications9%

Housing tenure (Census 2021)

Private rent55%
Social rent7%

vs. London

Income vs London+6.9%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
181
Live planning apps (800m)
56
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
87
Planning apps (3 years)
71
Local approval rate
72%
Borough approval rate
85%
Opportunity area
No
CIL rate (residential)
£500/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
13
Largest scheme
113 homes · 20, 20, ABBEY ROAD, NW8
Pipeline pressure
NONE

Named schemes (500m)

Dev Site At 221-235 Lanark Rd, Land To N Scottish Towers, Dev Site At 221-235 Lanark Rd, Land To N Scottish Towers, Maida Vale, W973 homes
completed
250-252, 250-252, ELGIN AVENUE, W910 homes
completed
Lincoln Court, 42, Lincoln Court, 42, Maida Vale, W9 1RP6 homes
completed
176, 176, Sutherland Avenue, W9 1HR5 homes
completed
149, 149, Maida Vale, W9 1QR4 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
15.2%
Ward turnout
38%
Election year
2026
MP
Georgia Gould (Labour)
MP majority
2,708
Constituency
Cities of London and Westminster

Councillors

Hannah Rebecca GalleyConservative
Festus Kehinde AkinbusoyeConservative
Caroline Emma SargentConservative

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Key facts for W9 1PP

Full postcodeW9 1PP
Postcode districtW9
BoroughLondon Borough of Westminster
WardAbbey Road
Latitude51.531227
Longitude-0.184259
Parliamentary constituencyQueen's Park and Maida Vale
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