Golborne · Kensington and Chelsea · Queen's Park and Maida Vale constituency · 51.52468, -0.20636

W10 5FT— Golborne, Kensington and Chelsea

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

High-connectivity investment target

 

Schools 90%Safety 68/100Transport 42/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
64
Safety
68
Schools
100
Transport
42
Environment
71
Investment
45

The bottom line

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

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how W10 5FT scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how W10 5FT meets your needs.

Location

W10 5FT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-16.9% vs London avg
vs London crime+64.0% vs London avg

Deep-dive guides for W10 5FT

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare W10 5FT with:

Postcode Personality

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

“High-connectivity investment target”

Share:WhatsAppShare on X

How W10 5FT 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 · 3 min walk

KS2: 107.0

★★★

Secondary

All Saints Catholic College

Outstanding · Inspected Nov 2022 · 10 min walk

P8: +0.69A8: 54.1

100% of local schools rated Good or Outstanding · based on 31 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Golborne & Maxilla Nursery School

Not inspected · 6 min walk

14 primaries · 2 secondaries · 3 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

106.8 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 1030.8%

-6% vs borough

Crime by type

Other26%
Violence & sexual offences22%
Anti-social behaviour16%
Drug offences11%
Vehicle crime9%
Burglary8%
Theft7%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

6

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: North Kensington Fire Station · 505m

Crime is +64% 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£11,726/m²
Price per ft²£1,089/ft²
Avg floor area46 m²

EPC breakdown

B
2%
C
51%
D
2%
E
1%

Based on 56 properties · Confidence: high

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£115,000
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, filled cavity
Roof(another dwelling above)
Heating fuelmains gas (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

2007–2025 · CAGR

+1.9%

Total change

+41%

Market Activity

Price Velocity & Acceleration

Current Velocity

+47.7%

per year

Acceleration

+20.52

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £350k–£400k · 9 sales

Property Type Mix

Total: 9 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2007–2007£375k£375k+0%1
GFC & correction2008–2008£215k£215k+0%1
Help-to-Buy recovery2016–2016£336k£336k+0%1
Brexit uncertainty2017–2017£430k£430k+0%1
Pandemic surge2020–2021£565k£282k-50.1%1
Rate-rise correction2022–2022£359k£359k+0%2
Current market2025–2025£530k£530k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

28out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

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

67

Walkability score

117

Footpaths (500m)

8

Santander docks (800m)

0.3 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

25

Car parks (800m)

0

EV chargers (800m)

Nearest car park150m
Santander docks (800m)8
Nearest cycle dock0.3 km

Nearby car parks

🅿️
Wormington Green
351m

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 waterNONE
No assessed surface water flood risk
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: 2.8 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Barn Elms Wetland Centre SSSI — 5.3 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

GOLBORNE CANALSIDE HEALTH CENTRE

16 GOLBORNE ROAD, W10 5PE

1 min walk

96%

Recommend GP

96%

Overall GP experience

23

GPs within 1km

12

Dentists within 1km

3

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 827 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 4.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

41

Parks (1km)

46

Restaurants (800m)

29

Cafes (800m)

1

Pubs (400m)

5

Pharmacies (800m)

6

Gyms (1km)

8

Sports (1km)

15

Convenience

Nearest supermarketCostcutter · 137 m
2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

476m

Post office

Nearby shops

Maharajah Food & Wine129 m
Morgans News Food & Wine177 m
Afro Caribbean Fruit & Veg186 m
Zam Zam Express187 m

Nearby cafes

Trellick Lounge119 m
W10 Coffee177 m
Four O Five182 m
Café Larache211 m

Nearby restaurants

Laylow73 m
Crystal Fish Bar179 m
Carolina Chicken187 m
Amigos Burgers & Shakes193 m

Nearby pubs

The Frankfort Arms242 m
The Chilled Eskimo378 m
Frames386 m
The Union Tavern405 m

Nearby gyms

Jubilee Community Leisure Centre447 m
Anytime Fitness599 m
Burn LDN666 m
Westway Sports & Fitness725 m

Nearby pharmacies

Dillons Chemist110 m
Medicare Pharmacy192 m
Prince Chemist307 m
Dr Care Pharmacy325 m

Nearby health

The Golborne Medical Centre76 m
Half Penny Steps Health Centre172 m
Health Centre192 m
WestCity Dental249 m
Food hygiene (5-star)57% of 206

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

IMAGIPHORIA PRODUCTIONS LTD
ZEKA MOTORS LTD

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.

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 months0

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

4/100

Velocity score

Future outlook

59.2

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment quality

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route8,039m
Crossrail 2 route4,903m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,581 nationally

1,376

Est. population

27,248/km²

56%

Employed

35%

Degree educated

£34,900

Median income

7.0%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

40

Community stability

Age profile

21%
27%
21%
20%
Under 1821%
18–3427%
35–4921%
50–6420%
65+11%

Tenure

84%
Own outright3%
Own (mortgage)6%
Private rent6%
Social rent84%
Rent free1%

Ethnicity

18%
25%
21%
15%
White British18%
White Other26%
Asian12%
Black21%
Mixed8%
Other15%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine28%
No car household66%
Unemployed7%
No qualifications23%

Housing tenure (Census 2021)

Social rent84%
Private rent6%

vs. London

Income vs London-16.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
18
Live planning apps (800m)
14
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
26
Planning apps (3 years)
14
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)
57
Largest scheme
595 homes · Wornington Green Estate (Phase ll), Wornington Green Estate (Phase ll), Wornington Road, W10 5XY
Pipeline pressure
NONE

Named schemes (500m)

Jubilee Sports Centre, Jubilee Sports Centre, Caird Street, W10 4RR84 homes
completed
HORMEAD WHARF, HORMEAD WHARF, HORMEAD ROAD, W975 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
427-429, 427-429, Harrow Road, W10 4RE47 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

Live in W10 5FT? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for W10 5FT.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Kensington and Chelsea with nearby boroughs:

Kensington and Chelsea vs Hammersmith And FulhamKensington and Chelsea vs WestminsterKensington and Chelsea vs Camden

Similar postcodes

Frequently asked questions

📍 Track W10 5FT

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for W10 5FT

Full postcodeW10 5FT
Postcode districtW10
BoroughLondon Borough of Kensington and Chelsea
WardGolborne
Latitude51.524678
Longitude-0.206359
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