Golborne · Kensington and Chelsea · Queen's Park and Maida Vale constituency · 51.52640, -0.21124

W10 5BF— Golborne, Kensington and Chelsea

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

High-connectivity investment target

 

Schools 90%Safety 66/100Transport 40/100Yield 4.52%

Best for: Families

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

Liveability
62
Safety
66
Schools
95
Transport
40
Environment
71
Investment
60

The bottom line

W10 5BF 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 5BF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for W10 5BF

🛡️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 5BF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Ark Brunel Primary Academy

Good · Inspected May 2024 · 1 min walk

KS2: 103.4

★★★

Secondary

All Saints Catholic College

Outstanding · Inspected Nov 2022 · 9 min walk

P8: +0.69A8: 54.1

100% of local schools rated Good or Outstanding · based on 33 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Golborne & Maxilla Nursery School

Not inspected · 9 min walk

11 primaries · 1 secondaries · 1 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

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: North Kensington Fire Station · 510m

Crime is +90% above London average

Property

Prices, sales volume and market trends

Avg floor area77.8 m²

EPC breakdown

B
19%
C
11%

Based on 30 properties · Confidence: high

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 yield855 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£194,500
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,088
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2004–2019 · CAGR

+6.8%

Total change

+170%

Market Activity

Price Velocity & Acceleration

Current Velocity

+106.7%

per year

Acceleration

+75.09

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £150k–£175k · 4 sales

Property Type Mix

Total: 4 sales

Flat/maisonette100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£173k£173k+0%1
Help-to-Buy recovery2013–2013£171k£171k+0%1
Brexit uncertainty2018–2019£225k£465k+106.7%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 3

Moderate

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

Nearby stations

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

56

Walkability score

126

Footpaths (500m)

4

Santander docks (800m)

0.4 km

Nearest cycle dock

Central London commute times

London Bridge47 min ↑
Victoria ★35 min
Waterloo46 min ↑
Canary Wharf57 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)

3

EV chargers (800m)

Nearest car park170m
Santander docks (800m)4
Nearest cycle dock0.4 km

Nearby car parks

🅿️
Wormington Green
362m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.2 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Barn Elms Wetland Centre SSSI — 5.4 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): 3

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

22

GPs within 1km

8

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 642 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 4.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

45

Parks (1km)

26

Restaurants (800m)

21

Cafes (800m)

2

Pubs (400m)

4

Pharmacies (800m)

5

Gyms (1km)

8

Sports (1km)

5

Convenience

Nearest supermarketCostcutter · 475 m
3 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)

619m

Post office

Nearby shops

Kensal Food & Wine74 m
Ronnie’s183 m
Ek Sai251 m
Union Canal Deli and Coffee251 m

Nearby cafes

Oasis Café55 m
The Place To Eat94 m
Lucky Bean160 m
Oscar's Lounge195 m

Nearby restaurants

Dr Dessert222 m
O'Neils Caribbean Flavours246 m
Pizza 2 Night250 m
Mounia Lounge259 m

Nearby pubs

Frames36 m
The Chilled Eskimo178 m
Paradise by way of Kensal Green444 m
Parlour Kensal444 m

Nearby gyms

Anytime Fitness252 m
Jubilee Community Leisure Centre464 m
appi Health Group507 m
Yogarise Queen's Park587 m

Nearby pharmacies

Medicare Pharmacy409 m
Dillons Chemist422 m
Dr Care Pharmacy538 m
Golborne Pharmacy574 m

Nearby health

The Grove Dental Surgery336 m
Half Penny Steps Health Centre348 m
Health Centre397 m
The Golborne Medical Centre417 m
Food hygiene (5-star)60% of 143

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
45

High street

A

High street health

Registered businesses

DEATH BY ACORN PICTURES LTD
DNA HEALTH OPTIMISATION LTD
SILVER LEAF PUBLISHING LTD
STANLY PROPERTY GROUP LIMITED

Investment

Investment grade, yield and market outlook

60

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
4.5% (good)London avg: 3.8%Strong yield — top 25% of London
Gentrification score23/100
Right-to-buy sales (5yr)Owner-occupier growth signal45

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+11.2%

Rent growth (1yr)

Market liquidity

Future outlook

39.6

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,425m
Crossrail 2 route5,274m

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)
39
Live planning apps (800m)
12
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
24
Planning apps (3 years)
8
Local approval rate
92%
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)
36
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
Site B at 321-337, Site B at 321-337, Kensal Road, Grand Union Centre, Bounded by Ladroke Grove, West Row and Southern Row, W10 5DA145 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

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 5BF

Full postcodeW10 5BF
Postcode districtW10
BoroughLondon Borough of Kensington and Chelsea
WardGolborne
Latitude51.526398
Longitude-0.211236
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