Golborne · Kensington and Chelsea · Queen's Park and Maida Vale constituency · 51.52255, -0.20424

W10 5XA— Golborne, Kensington and Chelsea

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

High-connectivity investment target

 

Schools 92%Safety 57/100Transport 50/100Yield 4.52%

Best for: Most buyers

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Investment-grade — strong yield and growth signals

Liveability
64
Safety
57
Schools
83
Transport
50
Environment
71
Investment
65

The bottom line

W10 5XA offers exceptional schools (92% Good/Outstanding) and fast broadband — strong value for Most buyers who can accept its trade-offs.

The catch: very high noise (65 dB) — check proximity to rail lines.

Less suited to Families.

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Location

W10 5XA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-16.9% vs London avg
vs London crime+168.0% vs London avg

Deep-dive guides for W10 5XA

🛡️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 5XA 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 · 4 min walk

KS2: 107.1

★★★

Secondary

All Saints Catholic College

Outstanding · Inspected Nov 2022 · 10 min walk

P8: +0.69A8: 54.1

92% of local schools rated Good or Outstanding · based on 34 schools within 1.5km

Better than 78% of London

Childcare

Childcare

Golborne & Maxilla Nursery School

Not inspected · 4 min walk

13 primaries · 3 secondaries · 3 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Medium crime

174.1 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 1029.4%

+54% vs borough

Crime by type

Other29%
Violence & sexual offences24%
Anti-social behaviour20%
Drug offences14%
Theft6%
Vehicle crime4%
Robbery3%
Burglary1%

Road safety

99

Road safety score

1

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

3

Incidents (5yr)

Nearest station: North Kensington Fire Station · 547m

Crime is +168% above London average

Property

Prices, sales volume and market trends

Avg floor area108.2 m²

EPC breakdown

B
2%
C
11%
D
3%
E
4%
F
1%

Based on 21 properties · Confidence: medium

Street mix

Terraced 83%Flat 17%

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£270,500
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, as built, no insulation (assumed)
RoofPitched, insulated (assumed)
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

1995–2023 · CAGR

+11.8%

Total change

+2150%

Market Activity

Price Velocity & Acceleration

Current Velocity

+49.5%

per year

Acceleration

+25.31

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £600k–£700k · 12 sales

Property Type Mix

Total: 12 sales

Terraced83.3%
Flat/maisonette16.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£52k£225k+332.7%1
Post-dot-com plateau2002–2002£270k£270k+0%1
Pre-crash peak2006–2007£250k£500k+100%1
GFC & correction2012–2012£600k£600k+0%1
Help-to-Buy recovery2013–2013£500k£500k+0%1
Brexit uncertainty2018–2019£720k£630k-12.5%1
Pandemic surge2020–2020£783k£783k+0%2
Rate-rise correction2023–2023£1.17m£1.17m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Westbourne Park Underground StationCircle · Hammersmith & City
3 min walk
Ladbroke Grove Underground StationCircle · Hammersmith & City
9 min walk
Royal Oak Underground StationHammersmith & City · Circle
14 min walk
Queens Park (London) Rail StationLioness
16 min walk
Queens Park (London)National Rail
16 min walk
No bus stops within 400m

69

Walkability score

121

Footpaths (500m)

12

Santander docks (800m)

0.2 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

19

Car parks (800m)

2

EV chargers (800m)

Nearest car park136m
Santander docks (800m)12
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Wormington Green
460m

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
NoiseVERY HIGH
rail · Rail Lden: 65 dB
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.6 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Barn Elms Wetland Centre SSSI — 5.2 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

MEANWHILE GARDEN MEDICAL CENTRE

UNIT 5, 1-31 ELKSTONE ROAD, W10 5NT

1 min walk

69%

Recommend GP

69%

Overall GP experience

25

GPs within 1km

9

Dentists within 1km

3

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 929 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 4.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

57

Parks (1km)

68

Restaurants (800m)

41

Cafes (800m)

3

Pubs (400m)

7

Pharmacies (800m)

6

Gyms (1km)

9

Sports (1km)

17

Convenience

Nearest supermarketCostcutter · 174 m
1 tennis courts2 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)

416m

Post office

Nearby shops

Butlers Newsagent212 m
Great Western Food & Wine221 m
Maharajah Food & Wine224 m
Champers235 m

Nearby cafes

Trellick Lounge179 m
Sandro's Cafe217 m
Lisboa Patisserie228 m
De Nadas237 m

Nearby restaurants

Sporting Club de Londres114 m
Laylow221 m
Palki230 m
Tops Pizza231 m

Nearby pubs

The Union Tavern201 m
Angie's Free House243 m
The Frankfort Arms298 m
The Lock and Lantern324 m

Nearby gyms

Westway Sports & Fitness555 m
Powervibe Fitness Studio561 m
Burn LDN574 m
Jubilee Community Leisure Centre688 m

Nearby pharmacies

Dillons Chemist227 m
Prince Chemist271 m
Dr Care Pharmacy276 m
Golborne Pharmacy387 m

Nearby health

Meanwhile Garden Medical Centre132 m
Denture Clinic220 m
The Golborne Medical Centre231 m
Golborne Dental Care232 m
Food hygiene (5-star)63% of 266

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

DIGI C LIMITED

Investment

Investment grade, yield and market outlook

65

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
4.5% (good)London avg: 3.8%Strong yield — top 25% of London
Gentrification score36/100
Right-to-buy sales (5yr)Owner-occupier growth signal45

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+11.2%

Rent growth (1yr)

Market liquidity

Future outlook

51.1

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,811m
Crossrail 2 route4,711m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,379 nationally

1,103

Est. population

13,636/km²

53%

Employed

40%

Degree educated

£34,900

Median income

5.8%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

39

Community stability

Age profile

22%
24%
18%
22%
14%
Under 1822%
18–3424%
35–4918%
50–6422%
65+14%

Tenure

75%
Own outright5%
Own (mortgage)7%
Private rent12%
Social rent75%
Shared ownership0%
Rent free1%

Ethnicity

31%
14%
20%
19%
White British31%
White Other14%
Asian9%
Black20%
Mixed8%
Other19%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine25%
No car household65%
Unemployed5%
No qualifications20%

Housing tenure (Census 2021)

Social rent75%
Private rent12%

vs. London

Income vs London-16.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
17
Live planning apps (800m)
18
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
31
Planning apps (3 years)
15
Local approval rate
87%
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)
60
Largest scheme
595 homes · Wornington Green Estate (Phase ll), Wornington Green Estate (Phase ll), Wornington Road, W10 5XY
Pipeline pressure
NONE

Named schemes (500m)

HORMEAD WHARF, HORMEAD WHARF, HORMEAD ROAD, W975 homes
completed
15, 15, WOODFIELD ROAD, W972 homes
completed
421-425, 421-425, HARROW ROAD, W1068 homes
completed
427-429, 427-429, Harrow Road, W10 4RE47 homes
completed
77-79, 77-79, Fermoy Road, W9 3NU32 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 5XA

Full postcodeW10 5XA
Postcode districtW10
BoroughLondon Borough of Kensington and Chelsea
WardGolborne
Latitude51.522551
Longitude-0.204237
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
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TfL
Transport
for London
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Mail
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Agency
Ofcom
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