Golborne · Kensington and Chelsea · Kensington and Bayswater constituency · 51.52039, -0.21028

W10 5LY— Golborne, Kensington and Chelsea

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

High-connectivity investment target

 

Schools 89%Safety 70/100Transport 54/100Yield 6.97%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
66
Safety
70
Schools
81
Transport
54
Environment
69
Investment
61

The bottom line

W10 5LY offers exceptional schools (89% Good/Outstanding), low crime and fast broadband at £440,000 median — a strong choice for Families.

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Location

W10 5LY

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 avg price-15.4% vs London avg
vs London income-5.7% vs London avg
vs London crime+43.0% vs London avg

Deep-dive guides for W10 5LY

🛡️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 5LY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

81

Education score

Excellent for families
★ Top school within 1km
★

Primary

Bevington Primary School

Requires Improvement · Inspected Feb 2024 · 2 min walk

KS2: 107.1

★★★

Secondary

All Saints Catholic College

Outstanding · Inspected Nov 2022 · 4 min walk

P8: +0.69A8: 54.1

89% of local schools rated Good or Outstanding · based on 32 schools within 1.5km

Above London average

Childcare

Childcare

Golborne & Maxilla Nursery School

Not inspected · 3 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

92.8 incidents per 1,000 residents

Higher crime than 70% of London
↑ Rising 923.1%

-18% vs borough

Crime by type

Other29%
Anti-social behaviour19%
Violence & sexual offences18%
Drug offences12%
Vehicle crime8%
Burglary6%
Theft4%
Robbery4%

Road safety

99

Road safety score

1

Accidents (5yr)

5

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: North Kensington Fire Station · 202m

Crime is +43% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£440,000

Median sale price

15% below London median

£440,000 is 15% below the London median (£520,000)

-21.5%

This year

Flat

Dominant type

Price history

5-year change
-23.5%
Sales (24 months)5
New build0.0%
Avg flat£440,000
Price per m²£7,666/m²
Price per ft²£712/ft²
Avg floor area57.4 m²

EPC breakdown

C
41%
D
19%
E
4%
F
1%

Based on 65 properties · Confidence: high

Street mix

Terraced 14%Flat 86%

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

Stamp duty

Standard buyer£9,500
First-time buyerFTB
£750
Additional propertyBTL/2nd
£22,700

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

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

Bank of England (monthly average)

Affordability

11.1×

Price-to-income

£2,201/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield855 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£143,500
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 DAnnual charge £1,224
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+1.6%

Total change

+63%

Market Activity

Price Velocity & Acceleration

Current Velocity

-22.6%

per year

Acceleration

-19.50

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £250k–£300k · 51 sales

Property Type Mix

Total: 51 sales

Terraced13.7%
Flat/maisonette86.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£268k£425k+58.9%1.6
Post-dot-com plateau2001–2004£323k£260k-19.4%2.5
Pre-crash peak2005–2007£218k£442k+103%2.7
GFC & correction2008–2012£840k£768k-8.6%1.2
Help-to-Buy recovery2013–2016£1.34m£593k-55.7%1.3
Brexit uncertainty2017–2018£1.40m£1.23m-11.9%1
Pandemic surge2020–2021£1.47m£575k-61%2.5
Rate-rise correction2022–2023£514k£580k+13%1
Current market2024–2025£562k£435k-22.6%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.9% alpha

Flat/maisonette-0.9% α
Local
4.4%
District
5.3%

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

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing35
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 StationCircle line
3.9 min walk
Queens Park (London)

Nearby stations

Ladbroke Grove Underground StationCircle · Hammersmith & City
4 min walk
Westbourne Park Underground StationCircle · Hammersmith & City
8 min walk
Latimer Road Underground StationHammersmith & City · Circle
12 min walk
White City Underground StationCentral
17 min walk
Royal Oak Underground StationCircle · Hammersmith & City
19 min walk
No bus stops within 400m

54

Walkability score

22

Footpaths (500m)

14

Santander docks (800m)

0.1 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

12

Car parks (800m)

0

EV chargers (800m)

Nearest car park235m
Santander docks (800m)14
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Wormington Green
309m
🅿️
Westway Sports Centre car park· yes
770m

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: 3.0 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Barn Elms Wetland Centre SSSI — 4.8 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): 1

Landslide susceptibility: Low

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

7 min walk

26

GPs within 1km

7

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 548 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 4.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

62

Parks (1km)

65

Restaurants (800m)

34

Cafes (800m)

3

Pubs (400m)

6

Pharmacies (800m)

5

Gyms (1km)

13

Sports (1km)

14

Convenience

Nearest supermarketIkkyu Conveni · 446 m
4 tennis courts1 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

74m

Post office

Nearby shops

Pearl and Groove101 m
Babajani108 m
Choice Newsagents111 m
Layla bakery146 m

Nearby cafes

Frankie's82 m
Lowry & Baker97 m
Cockney's Pie & Mash98 m
Bluebelles105 m

Nearby restaurants

Bertie Blossoms74 m
George's Portobello Fish Bar79 m
Canteen | Notting Hill93 m
Anar Persian Kitchen132 m

Nearby pubs

The Eagle256 m
Nova Cafe267 m
Mau Mau Bar374 m
The Knight of Notting Hill386 m

Nearby gyms

Westway Sports & Fitness268 m
Virgin Active495 m
The Clock Notting Hill557 m
Powervibe Fitness Studio562 m

Nearby pharmacies

Golborne Pharmacy121 m
Dr Care Pharmacy231 m
Spivack Chemist263 m
Chana Chemist371 m

Nearby health

Chiropractic Alchemy13 m
Golborne Dental Care286 m
Ladbroke Grove Dental Care358 m
The Grove Dental Surgery470 m
Food hygiene (5-star)73% of 255

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
1
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

25 CHESTERTON ROAD MANAGEMENT COMPANY LIMITED
DESIGNBLENDER LTD
FUNDING PATH CONSULTANCY LTD
MOONSMITH MANAGEMENT COMPANY LIMITED
VIBE WORTHY LTD

Investment

Investment grade, yield and market outlook

61

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
7.0% (high)London avg: 3.8%Strong yield — top 8% of London
Gentrification score25/100
Right-to-buy sales (5yr)Owner-occupier growth signal45
Sales last 12 months4

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+11.2%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

55.5

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route8,116m
Crossrail 2 route5,071m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,498 nationally

1,433

Est. population

20,007/km²

55%

Employed

51%

Degree educated

£39,600

Median income

5.9%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

31

Community stability

Age profile

14%
30%
21%
23%
Under 1814%
18–3430%
35–4921%
50–6423%
65+12%

Tenure

33%
51%
Own outright8%
Own (mortgage)6%
Private rent33%
Social rent51%
Shared ownership1%
Rent free0%

Ethnicity

33%
23%
17%
White British33%
White Other23%
Asian8%
Black17%
Mixed11%
Other9%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine15%
No car household70%
Unemployed7%
No qualifications14%

Housing tenure (Census 2021)

Social rent51%
Private rent33%

vs. London

Income vs London-5.7%
Price vs London-15.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
17
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
2
Local approval rate
100%
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)
48
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
St Thomas C of E School, St Thomas C of E School, Appleford Road, W10 5EF69 homes
completed
111-117, 111-117, LANCASTER ROAD, LADBROKE CRESCENT (12), W1121 homes
completed
36-38, 36-38, ST. CHARLES SQUARE, W1016 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
Joe Powell (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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£440,000)

£9,500

Standard buyer

£750

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for W10 5LY

Full postcodeW10 5LY
Postcode districtW10
BoroughLondon Borough of Kensington and Chelsea
WardGolborne
Latitude51.520395
Longitude-0.210275
Parliamentary constituencyKensington and Bayswater
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