Golborne · Kensington and Chelsea · Kensington and Bayswater constituency · 51.51965, -0.20716

W10 5TF— Golborne, Kensington and Chelsea

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

High-connectivity investment target

 

Schools 91%Safety 70/100Transport 58/100Yield 4.52%⚠ Knotweed sites nearby

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
68
Safety
70
Schools
83
Transport
58
Environment
69
Investment
71

The bottom line

W10 5TF offers exceptional schools (91% Good/Outstanding), low crime and fast broadband — strong value for Families and Investors who can accept its trade-offs.

The catch: 13 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

W10 5TF

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 5TF

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

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Postcode Personality

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

“High-connectivity investment target”

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How W10 5TF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

83

Education score

Excellent for families
★ Top school within 1km
★

Primary

Bevington Primary School

Requires Improvement · Inspected Feb 2024 · 3 min walk

KS2: 107.1

★★★

Secondary

All Saints Catholic College

Outstanding · Inspected Nov 2022 · 7 min walk

P8: +0.69A8: 54.1

91% of local schools rated Good or Outstanding · based on 33 schools within 1.5km

Better than 76% of London

Childcare

Childcare

Golborne & Maxilla Nursery School

Not inspected · 1 min walk

12 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

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

4

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: North Kensington Fire Station · 418m

Crime is +43% above London average

Property

Prices, sales volume and market trends

Avg floor area72.6 m²

EPC breakdown

C
3%
D
7%
E
2%
G
1%

Based on 13 properties · Confidence: medium

Street mix

Terraced 60%Flat 20%Other 20%

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£181,500
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

1995–2021 · CAGR

+9.1%

Total change

+859%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.4%

per year

Acceleration

-301.52

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £400k–£450k · 8 sales

Property Type Mix

Total: 8 sales

Terraced75%
Flat/maisonette25%

By decade

1990s

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£91k£394k+332.7%2
Post-dot-com plateau2002–2002£253k£253k+0%2
GFC & correction2008–2008£985k£985k+0%1
Pandemic surge2021–2021£873k£873k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+26% alpha

Terraced+26% α
Local
44.2%
District
18.2%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
4 min walk
Queens Park (London)

Nearby stations

Ladbroke Grove Underground StationCircle · Hammersmith & City
4 min walk
Westbourne Park Underground StationCircle · Hammersmith & City
6 min walk
Latimer Road Underground StationHammersmith & City · Circle
13 min walk
Royal Oak Underground StationHammersmith & City · Circle
16 min walk
Holland Park Underground StationCentral
17 min walk
No bus stops within 400m

67

Walkability score

75

Footpaths (500m)

16

Santander docks (800m)

0.2 km

Nearest cycle dock

Central London commute times

London Bridge41 min ↑
Victoria ★28 min
Waterloo43 min ↑
Canary Wharf51 min ↑
City40 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 park153m
Santander docks (800m)16
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Wormington Green
464m

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: 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: 2.8 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 40%
Less green space than 76% of London

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

COLVILLE HEALTH CENTRE

51 KENSINGTON PARK ROAD, W11 1PA

5 min walk

81%

Recommend GP

81%

Overall GP experience

26

GPs within 1km

9

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 780 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

67

Parks (1km)

80

Restaurants (800m)

44

Cafes (800m)

4

Pubs (400m)

9

Pharmacies (800m)

5

Gyms (1km)

9

Sports (1km)

11

Convenience

Nearest supermarketR Garcia & Sons · 193 m
1 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

223m

Post office

Nearby shops

High Life Supermarket34 m
La Plaza Delicatessen35 m
Real Ale230 m
Choice Newsagents247 m

Nearby cafes

Portobello Juice Cafe61 m
Maramia62 m
What A Week185 m
Cafe Garcia202 m

Nearby restaurants

Okasan Sushi53 m
Lisa's Italian54 m
Thai Rice55 m
Zen Sushi Bar57 m

Nearby pubs

The Pelican199 m
Nova Cafe199 m
Mau Mau Bar200 m
The Little Yellow Door347 m

Nearby gyms

Westway Sports & Fitness174 m
Powervibe Fitness Studio341 m
The Clock Notting Hill395 m
Virgin Active514 m

Nearby pharmacies

Golborne Pharmacy248 m
Dr Care Pharmacy267 m
Spivack Chemist299 m
Chana Chemist331 m

Nearby health

Chiropractic Alchemy233 m
Golborne Dental Care300 m
Al Saints Dental Clinic312 m
Ladbroke Grove Dental Care323 m
Food hygiene (5-star)69% of 320

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
45

High street

A

High street health

Registered businesses

UNSGO LTD

Investment

Investment grade, yield and market outlook

71

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 score38/100
Right-to-buy sales (5yr)Owner-occupier growth signal45
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+11.2%

Rent growth (1yr)

Market liquidity

Future outlook

48.8

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,885m
Crossrail 2 route4,843m

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
No
Article 4 area
Yes
Listed buildings (800m)
21
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
19
Planning apps (3 years)
8
Local approval rate
84%
Borough approval rate
88%
Opportunity area
No
CIL rate (residential)
£450/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
13

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
58
Largest scheme
595 homes · Wornington Green Estate (Phase ll), Wornington Green Estate (Phase ll), Wornington Road, W10 5XY
Pipeline pressure
NONE

Named schemes (500m)

Plot 5 and 6, Acklam Road, LONDON, W1032 homes
completed
172, 172, Ladbroke Grove, Notting Hill, W10 5LZ15 homes
completed
21-23, 21-23, BASING STREET, W1114 homes
completed
Andridge House, 24-28, Andridge House, 24-28, Convent Gardens, W11 1NH13 homes
completed
Existing buildings at, Existing buildings at, COLVILLE SQUARE MEWS, W11 1LF12 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 5TF

Full postcodeW10 5TF
Postcode districtW10
BoroughLondon Borough of Kensington and Chelsea
WardGolborne
Latitude51.519646
Longitude-0.207162
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
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