Golborne · Kensington and Chelsea · Kensington and Bayswater constituency · 51.52100, -0.21073

W10 5ST— Golborne, Kensington and Chelsea

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

High-connectivity investment target

 

Schools 89%Safety 70/100Transport 53/100Yield 4.52%

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
66
Safety
70
Schools
81
Transport
53
Environment
69
Investment
70

The bottom line

W10 5ST offers exceptional schools (89% Good/Outstanding), low crime and fast broadband — a strong choice for Families and Investors.

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Location

W10 5ST

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-5.7% vs London avg
vs London crime+43.0% vs London avg

Deep-dive guides for W10 5ST

🛡️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 5ST 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)

4

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: North Kensington Fire Station · 131m

Crime is +43% above London average

Property

Prices, sales volume and market trends

Avg floor area91.3 m²

EPC breakdown

C
5%
D
9%
E
2%

Based on 16 properties · Confidence: medium

Street mix

Terraced 41%Flat 53%Other 6%

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£228,250
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)
GlazingSingle glazed
Council tax band Band DAnnual charge £1,224
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2022 · CAGR

+12.8%

Total change

+2499%

Market Activity

Price Velocity & Acceleration

Current Velocity

-52.7%

per year

Acceleration

-706.34

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £450k–£500k · 16 sales

Property Type Mix

Total: 16 sales

Terraced43.8%
Flat/maisonette56.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£85k£400k+372.5%1.3
Post-dot-com plateau2001–2002£725k£1.20m+65.5%1
Pre-crash peak2005–2005£240k£240k+0%2
GFC & correction2010–2012£1.77m£465k-73.8%1
Help-to-Buy recovery2013–2016£400k£617k+54.2%1
Brexit uncertainty2017–2017£4.65m£4.65m+0%1
Rate-rise correction2022–2022£2.20m£2.20m+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.7% alpha

Flat/maisonette+0.7% α
Local
10.9%
District
10.2%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position75

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
4.7 min walk
Queens Park (London)

Nearby stations

Ladbroke Grove Underground StationCircle · Hammersmith & City
5 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
Kensal Green Underground StationBakerloo
18 min walk
No bus stops within 400m

52

Walkability score

26

Footpaths (500m)

13

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

13

Car parks (800m)

0

EV chargers (800m)

Nearest car park240m
Santander docks (800m)13
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Wormington Green
240m
🅿️
Westway Sports Centre car park· yes
790m

Connectivity

Broadband and mobile coverage

100%

Full fibre

96%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed484 Mbps
Median download444 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 AONB7% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Barn Elms Wetland Centre SSSI — 4.9 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

6 min walk

25

GPs within 1km

7

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 497 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

61

Parks (1km)

51

Restaurants (800m)

30

Cafes (800m)

2

Pubs (400m)

6

Pharmacies (800m)

4

Gyms (1km)

12

Sports (1km)

13

Convenience

Nearest supermarketIkkyu Conveni · 518 m
4 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)

0

Cinemas (2km)

76m

Post office

Nearby shops

Pearl and Groove43 m
Babajani61 m
Layla bakery79 m
Choice Newsagents87 m

Nearby cafes

Lowry & Baker42 m
Frankie's53 m
Bluebelles63 m
Cockney's Pie & Mash70 m

Nearby restaurants

George's Portobello Fish Bar57 m
Anar Persian Kitchen61 m
Bertie Blossoms81 m
Canteen | Notting Hill96 m

Nearby pubs

The Eagle185 m
Nova Cafe340 m
The Chilled Eskimo434 m
Mau Mau Bar446 m

Nearby gyms

Westway Sports & Fitness341 m
Virgin Active555 m
Anytime Fitness611 m
Powervibe Fitness Studio627 m

Nearby pharmacies

Golborne Pharmacy96 m
Dr Care Pharmacy212 m
Spivack Chemist329 m
Dillons Chemist406 m

Nearby health

Chiropractic Alchemy83 m
Golborne Dental Care265 m
The Grove Dental Surgery397 m
Ladbroke Grove Dental Care429 m
Food hygiene (5-star)71% of 241

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
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

SARNIE SOCIAL LTD
ST LAWRENCE TERRACE ALLSTARS LIMITED

Investment

Investment grade, yield and market outlook

70

Investment score

Strong

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 score29/100
Right-to-buy sales (5yr)Owner-occupier growth signal45

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+11.2%

Rent growth (1yr)

Market liquidity

Future outlook

49.1

Price growth score

C
Low

Development pressure

Low

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,168m
Crossrail 2 route5,116m

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%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
21
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
11
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
218-228, 218-228, WORNINGTON ROAD, W1019 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

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Key facts for W10 5ST

Full postcodeW10 5ST
Postcode districtW10
BoroughLondon Borough of Kensington and Chelsea
WardGolborne
Latitude51.520995
Longitude-0.210727
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