Golborne · Kensington and Chelsea · Queen's Park and Maida Vale constituency · 51.52272, -0.21287

W10 5LP— Golborne, Kensington and Chelsea

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

High-connectivity investment target

 

Schools 88%Safety 72/100Transport 50/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
66
Safety
72
Schools
100
Transport
50
Environment
70
Investment
52

The bottom line

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

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Location

W10 5LP

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+26.0% vs London avg

Deep-dive guides for W10 5LP

🛡️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 5LP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Charles Catholic Primary School

Not yet inspected · 3 min walk

KS2: 109.1

★★★

Secondary

All Saints Catholic College

Outstanding · Inspected Nov 2022 · 4 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

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

Safety

13 Jul

Crime rates and local incidents

Low crime

81.9 incidents per 1,000 residents

Higher crime than 62% of London
↑ Rising 1200.0%

-28% vs borough

Crime by type

Other35%
Violence & sexual offences23%
Anti-social behaviour15%
Burglary9%
Vehicle crime7%
Drug offences6%
Theft3%
Robbery3%

Road safety

99

Road safety score

1

Accidents (5yr)

5

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

5

Incidents (5yr)

Nearest station: North Kensington Fire Station · 113m

Crime is +26% 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£9,305/m²
Price per ft²£864/ft²
Avg floor area50.5 m²

EPC breakdown

C
47%
D
15%
E
1%

Based on 63 properties · Confidence: high

Street mix

Terraced 4%Flat 96%

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£126,250
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)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,224
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+6.9%

Total change

+600%

Market Activity

Price Velocity & Acceleration

Current Velocity

+67.3%

per year

Acceleration

+128.81

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £400k–£450k · 45 sales

Property Type Mix

Total: 45 sales

Terraced4.4%
Flat/maisonette95.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£65k£230k+253.8%1.6
Post-dot-com plateau2002–2004£170k£353k+107.4%1
Pre-crash peak2006–2007£394k£552k+40%1.5
GFC & correction2008–2012£345k£363k+5.1%1.8
Help-to-Buy recovery2013–2015£453k£475k+4.9%3
Brexit uncertainty2017–2019£545k£520k-4.6%1.7
Pandemic surge2020–2021£573k£516k-10%2
Rate-rise correction2022–2023£707k£272k-61.5%1.5
Current market2025–2025£455k£455k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.5% alpha

Flat/maisonette-1.5% α
Local
4.9%
District
6.4%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing13
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Ladbroke Grove Underground StationHammersmith & City line
7.4 min walk
Queens Park (London)

Nearby stations

Ladbroke Grove Underground StationCircle · Hammersmith & City
8 min walk
Westbourne Park Underground StationCircle · Hammersmith & City
10 min walk
Latimer Road Underground StationHammersmith & City · Circle
14 min walk
Kensal Green Underground StationBakerloo
15 min walk
Kensal Green Rail StationLioness
15 min walk
No bus stops within 400m

55

Walkability score

88

Footpaths (500m)

6

Santander docks (800m)

0.3 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

15

Car parks (800m)

0

EV chargers (800m)

Nearest car park152m
Santander docks (800m)6
Nearest cycle dock0.3 km

Nearby car parks

🅿️
Wormington Green
152m

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: 15.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 95% 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 AONB8% green spaceTree canopy: 58%
Below average green space

Nearest SSSI: Barn Elms Wetland Centre SSSI — 5.0 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

4 min walk

26

GPs within 1km

5

Dentists within 1km

3

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 334 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 4.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

53

Parks (1km)

38

Restaurants (800m)

25

Cafes (800m)

2

Pubs (400m)

5

Pharmacies (800m)

3

Gyms (1km)

10

Sports (1km)

10

Convenience

Nearest supermarketCostcutter · 464 m
3 tennis courts1 swimming pools3 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)

1

Cinemas (2km)

300m

Post office

Nearby shops

Cut Price Liquormart82 m
AK Foods107 m
Layla bakery197 m
Pearl and Groove235 m

Nearby cafes

Lowry & Baker240 m
Bluebelles253 m
Frankie's269 m
Cockney's Pie & Mash271 m

Nearby restaurants

Star Pizza144 m
La Pia Pizza160 m
Taste of Punjab174 m
Anar Persian Kitchen197 m

Nearby pubs

The Eagle61 m
The Chilled Eskimo247 m
Frames389 m
Nova Cafe578 m

Nearby gyms

Anytime Fitness375 m
Westway Sports & Fitness582 m
West London Bowling Club743 m
Virgin Active745 m

Nearby pharmacies

Golborne Pharmacy280 m
Dr Care Pharmacy340 m
Dillons Chemist431 m
Spivack Chemist543 m

Nearby health

The Grove Dental Surgery155 m
Chiropractic Alchemy322 m
St Charles' Hospital334 m
Golborne Dental Care370 m
Food hygiene (5-star)68% of 182

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
45

High street

A

High street health

Registered businesses

290 LADBROKE GROVE MANAGEMENT COMPANY LIMITED
EIGHT STAPLES LIMITED
ODYSSEY LIVE MEDIA LIMITED
SANDRA POULSON STUDIO LIMITED
SMES STUDIOS LTD

+5 more

Investment

Investment grade, yield and market outlook

52

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 score27/100
Right-to-buy sales (5yr)Owner-occupier growth signal45
Sales last 12 months1

Rental market

High

Demand

Low

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

57.5

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,374m
Crossrail 2 route5,300m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,762 nationally

1,428

Est. population

30,000/km²

52%

Employed

41%

Degree educated

£34,900

Median income

5.7%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

34

Community stability

Age profile

18%
35%
18%
18%
Under 1818%
18–3435%
35–4918%
50–6418%
65+11%

Tenure

21%
69%
Own outright3%
Own (mortgage)5%
Private rent21%
Social rent70%
Shared ownership1%
Rent free0%

Ethnicity

22%
22%
14%
19%
16%
White British22%
White Other22%
Asian9%
Black14%
Mixed19%
Other16%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine19%
No car household63%
Unemployed10%
No qualifications22%

Housing tenure (Census 2021)

Social rent70%
Private rent21%

vs. London

Income vs London-16.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
33
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
5
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
15
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 5LP

Full postcodeW10 5LP
Postcode districtW10
BoroughLondon Borough of Kensington and Chelsea
WardGolborne
Latitude51.522718
Longitude-0.212865
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