Golborne · Kensington and Chelsea · Queen's Park and Maida Vale constituency · 51.52397, -0.20937

W10 5AG— Golborne, Kensington and Chelsea

Location and area intelligence for W10 5AG, Golborne, Kensington and Chelsea

High-connectivity investment target

 

Schools 91%Safety 66/100Transport 39/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
63
Safety
66
Schools
100
Transport
39
Environment
71
Investment
48

The bottom line

W10 5AG offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

Less suited to Car-free commuters.

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Location

W10 5AG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-16.9% vs London avg
vs London crime+90.0% vs London avg

Deep-dive guides for W10 5AG

🛡️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 W10 5AG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Thomas' CofE Primary School

Not yet inspected · Inspected Jan 2025 · 0 min walk

KS2: 107.0

★★★

Secondary

All Saints Catholic College

Outstanding · Inspected Nov 2022 · 7 min walk

P8: +0.69A8: 54.1

100% of local schools rated Good or Outstanding · based on 32 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Golborne & Maxilla Nursery School

Not inspected · 5 min walk

10 primaries · 1 secondaries · 2 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

123.2 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 992.0%

+9% vs borough

Crime by type

Other32%
Violence & sexual offences19%
Anti-social behaviour16%
Vehicle crime9%
Theft7%
Drug offences7%
Burglary6%
Robbery5%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: North Kensington Fire Station · 300m

Crime is +90% above London average

Property

2 Jul

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.

W10 district median

£678,750

Based on 64 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£6,698/m²
Price per ft²£622/ft²
Avg floor area51.8 m²

EPC breakdown

B
5%
C
18%
D
1%

Based on 24 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield855 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£129,500
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,088
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2009–2025 · CAGR

+2.5%

Total change

+49%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.6%

per year

Acceleration

+13.59

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £350k–£400k · 35 sales

Property Type Mix

Total: 35 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2009–2012£238k£325k+36.8%7
Help-to-Buy recovery2014–2016£363k£406k+12.1%2.7
Brexit uncertainty2019–2019£438k£438k+0%2
Pandemic surge2020–2020£373k£373k+0%1
Rate-rise correction2022–2023£476k£380k-20.2%1
Current market2025–2025£355k£355k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.7% alpha

Flat/maisonette+1.7% α
Local
6.3%
District
4.6%

CAGR over 10yr 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 Timing1
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Ladbroke Grove Underground StationCircle line
8.7 min walk
Queens Park (London)

Nearby stations

Westbourne Park Underground StationCircle · Hammersmith & City
8 min walk
Ladbroke Grove Underground StationCircle · Hammersmith & City
9 min walk
Queens Park (London) Rail StationLioness
14 min walk
Queens Park (London)National Rail
14 min walk
Queen's Park Underground StationBakerloo
15 min walk
No bus stops within 400m

65

Walkability score

98

Footpaths (500m)

9

Santander docks (800m)

0.2 km

Nearest cycle dock

Central London commute times

London Bridge47 min ↑
Victoria ★43 min
Waterloo47 min ↑
Canary Wharf56 min ↑
City47 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

18

Car parks (800m)

0

EV chargers (800m)

Nearest car park43m
Santander docks (800m)9
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Wormington Green
134m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G92%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

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: 7.0 µg/m³
Better than 96% of London
NoiseNONE
rail · Rail Lden: 70 dB
SEVERE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.0 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 37%
Below average green space

Nearest SSSI: Barn Elms Wetland Centre SSSI — 5.2 km

Energy

Solar: 855 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Low

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 yield855.1 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

KENSINGTON AND CHELSEA DAWS

ACORN HALL, 1 EAST ROW, W10 5AW

2 min walk

24

GPs within 1km

10

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 604 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 4.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

39

Parks (1km)

46

Restaurants (800m)

28

Cafes (800m)

2

Pubs (400m)

6

Pharmacies (800m)

7

Gyms (1km)

9

Sports (1km)

13

Convenience

Nearest supermarketCostcutter · 222 m
2 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

339m

Post office

Nearby shops

Maharajah Food & Wine170 m
Lisboa Delicatessen196 m
Le Marrakech213 m
The Week224 m

Nearby cafes

Cafe O'Porto204 m
Lisboa Patisserie220 m
De Nadas222 m
Trellick Lounge226 m

Nearby restaurants

Palki191 m
Maramia Cafe192 m
Laylow208 m
Zayane275 m

Nearby pubs

The Chilled Eskimo194 m
Frames277 m
The Eagle294 m
The Frankfort Arms463 m

Nearby gyms

Anytime Fitness431 m
Jubilee Community Leisure Centre584 m
Westway Sports & Fitness635 m
appi Health Group787 m

Nearby pharmacies

Dillons Chemist174 m
Dr Care Pharmacy239 m
Golborne Pharmacy291 m
Medicare Pharmacy380 m

Nearby health

The Golborne Medical Centre192 m
Golborne Dental Care222 m
The Grove Dental Surgery322 m
Half Penny Steps Health Centre332 m
Food hygiene (5-star)62% of 221

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
45

High street

A

High street health

Registered businesses

BLENDED MARKETING LIMITED
BOWERMAN AUDIO PRODUCTION LIMITED
CINEMASCOPE LTD
FRIGIONE DESIGN LTD
MISS ALKIZWINI LTD

+1 more

Investment

Investment grade, yield and market outlook

48

Investment score

Moderate

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
4.5% (good)London avg: 3.8%Strong yield — top 25% of London
Gentrification score28/100
Right-to-buy sales (5yr)Owner-occupier growth signal45
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+11.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

52.6

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,200m
Crossrail 2 route5,092m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,333 nationally

2,216

Est. population

7,732/km²

47%

Employed

46%

Degree educated

£34,900

Median income

9.0%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

35

Community stability

Age profile

22%
33%
20%
16%
Under 1822%
18–3433%
35–4920%
50–6416%
65+10%

Tenure

18%
66%
Own outright5%
Own (mortgage)6%
Private rent18%
Social rent66%
Shared ownership6%
Rent free0%

Ethnicity

20%
18%
15%
24%
17%
White British20%
White Other18%
Asian15%
Black24%
Mixed7%
Other17%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine20%
No car household66%
Unemployed6%
No qualifications17%

Housing tenure (Census 2021)

Social rent66%
Private rent18%

vs. London

Income vs London-16.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
26
Live planning apps (800m)
14
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
20
Planning apps (3 years)
5
Local approval rate
95%
Borough approval rate
88%
Opportunity area
No
CIL rate (residential)
£450/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
62
Largest scheme
595 homes · Wornington Green Estate (Phase ll), Wornington Green Estate (Phase ll), Wornington Road, W10 5XY
Pipeline pressure
NONE

Named schemes (500m)

Wornington Green Estate (Phase ll), Wornington Green Estate (Phase ll), Wornington Road, W10 5XY595 homes
completed
Wornington Green Estate, Wornington Green Estate, Wornington Road, W10 5XY324 homes
completed
248-300, 248-300, KENSAL ROAD, W10 5BN108 homes
completed
St Thomas C of E School, St Thomas C of E School, Appleford Road, W10 5EF69 homes
completed
421-425, 421-425, HARROW ROAD, W1068 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
14.2%
Ward turnout
29%
Election year
2026
MP
Georgia Gould (Labour)
MP majority
2,903
Constituency
Kensington and Bayswater

Councillors

Nadia NailLabour and Co-operative Party
Sina LariLabour and Co-operative Party
Peter MarshallLabour and Co-operative Party

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Key facts for W10 5AG

Full postcodeW10 5AG
Postcode districtW10
BoroughLondon Borough of Kensington and Chelsea
WardGolborne
Latitude51.523969
Longitude-0.209371
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