Golborne · Kensington and Chelsea · Queen's Park and Maida Vale constituency · 51.52172, -0.20593

W10 5YE— Golborne, Kensington and Chelsea

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

High-connectivity investment target

 

Schools 90%Safety 63/100Transport 45/100Yield 4.52%⚠ Knotweed sites nearby

Best for: Most buyers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
64
Safety
63
Schools
82
Transport
45
Environment
71
Investment
63

The bottom line

W10 5YE offers exceptional schools (90% Good/Outstanding) and fast broadband — strong value for Most buyers who can accept its trade-offs.

The catch: 5 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

W10 5YE

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+110.0% vs London avg

Deep-dive guides for W10 5YE

🛡️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 5YE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

82

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 · 8 min walk

P8: +0.69A8: 54.1

90% of local schools rated Good or Outstanding · based on 32 schools within 1.5km

Better than 75% of London

Childcare

Childcare

Golborne & Maxilla Nursery School

Not inspected · 2 min walk

11 primaries · 2 secondaries · 3 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Medium crime

136.3 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 1346.7%

+20% vs borough

Crime by type

Violence & sexual offences28%
Other28%
Anti-social behaviour12%
Vehicle crime10%
Burglary9%
Drug offences6%
Theft5%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: North Kensington Fire Station · 424m

Crime is +110% above London average

Property

Prices, sales volume and market trends

Avg floor area85.2 m²

EPC breakdown

C
5%
D
1%

Based on 6 properties · Confidence: low

Street mix

Flat 100%

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£213,000
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1976-1982
WallsCavity wall, as built, partial insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,088
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2021 · CAGR

+8.2%

Total change

+471%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.1%

per year

Acceleration

-66.28

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £600k–£700k · 6 sales

Property Type Mix

Total: 6 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£105k£105k+0%1
Post-dot-com plateau2002–2002£225k£225k+0%1
GFC & correction2012–2012£403k£403k+0%1
Help-to-Buy recovery2013–2016£435k£675k+55.2%1
Pandemic surge2021–2021£600k£600k+0%1

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 3

Moderate

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

Nearby stations

Westbourne Park Underground StationCircle · Hammersmith & City
4 min walk
Ladbroke Grove Underground StationCircle · Hammersmith & City
7 min walk
Royal Oak Underground StationHammersmith & City · Circle
15 min walk
Latimer Road Underground StationHammersmith & City · Circle
16 min walk
Queens Park (London) Rail StationLioness
17 min walk
No bus stops within 400m

68

Walkability score

99

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

17

Car parks (800m)

0

EV chargers (800m)

Nearest car park110m
Santander docks (800m)12
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Wormington Green
373m

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: 14.0 µg/m³ · PM2.5: 7.0 µg/m³
Better than 96% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.7 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 46%
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): 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

GOLBORNE CANALSIDE HEALTH CENTRE

16 GOLBORNE ROAD, W10 5PE

3 min walk

96%

Recommend GP

96%

Overall GP experience

25

GPs within 1km

8

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 813 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 4.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

63

Parks (1km)

81

Restaurants (800m)

48

Cafes (800m)

1

Pubs (400m)

9

Pharmacies (800m)

6

Gyms (1km)

9

Sports (1km)

7

Convenience

Nearest supermarketCostcutter · 194 m
1 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

272m

Post office

Nearby shops

The Week135 m
Lisboa Delicatessen156 m
Le Marrakech171 m
Real Ale210 m

Nearby cafes

Lisboa Patisserie131 m
De Nadas134 m
Cafe O'Porto171 m
L'Étoile de Sous173 m

Nearby restaurants

Palki155 m
Maramia Cafe155 m
Zayane197 m
Kipferl206 m

Nearby pubs

The Pelican337 m
The Union Tavern339 m
The Lock and Lantern380 m
Angie's Free House384 m

Nearby gyms

Westway Sports & Fitness419 m
Powervibe Fitness Studio494 m
The Clock Notting Hill617 m
Burn LDN721 m

Nearby pharmacies

Dr Care Pharmacy154 m
Dillons Chemist235 m
Golborne Pharmacy249 m
Prince Chemist417 m

Nearby health

Golborne Dental Care132 m
Meanwhile Garden Medical Centre249 m
The Golborne Medical Centre259 m
Chiropractic Alchemy346 m
Food hygiene (5-star)68% of 314

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

CIBELLA JEWELRY LTD

Investment

Investment grade, yield and market outlook

63

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 score40/100
Right-to-buy sales (5yr)Owner-occupier growth signal45

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+11.2%

Rent growth (1yr)

Market liquidity

Future outlook

50

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,885m
Crossrail 2 route4,806m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,918 nationally

1,592

Est. population

18,184/km²

49%

Employed

40%

Degree educated

£34,900

Median income

7.6%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

36

Community stability

Age profile

18%
22%
25%
20%
16%
Under 1818%
18–3422%
35–4925%
50–6420%
65+16%

Tenure

18%
65%
Own outright7%
Own (mortgage)7%
Private rent18%
Social rent65%
Shared ownership1%
Rent free1%

Ethnicity

22%
18%
23%
22%
White British22%
White Other18%
Asian6%
Black23%
Mixed9%
Other22%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine21%
No car household68%
Unemployed7%
No qualifications22%

Housing tenure (Census 2021)

Social rent65%
Private rent18%

vs. London

Income vs London-16.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
22
Live planning apps (800m)
16
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
28
Planning apps (3 years)
13
Local approval rate
89%
Borough approval rate
88%
Opportunity area
No
CIL rate (residential)
£450/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
5

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
66
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
St Thomas C of E School, St Thomas C of E School, Appleford Road, W10 5EF69 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 5YE

Full postcodeW10 5YE
Postcode districtW10
BoroughLondon Borough of Kensington and Chelsea
WardGolborne
Latitude51.521722
Longitude-0.205928
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
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