Norland · Kensington and Chelsea · Kensington and Bayswater constituency · 51.51194, -0.20654

W11 2PF— Norland, Kensington and Chelsea

Location and area intelligence for W11 2PF, Norland, Kensington and Chelsea

The practical family move

 

Top 5% LondonSchools 78%Safety 74/100Transport 59/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
78
Safety
74
Schools
51
Transport
59
Environment
74
Investment
48

The bottom line

W11 2PF offers low crime and fast broadband — strong value for Families who can accept its trade-offs.

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

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Location

W11 2PF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+4.8% vs London avg
vs London crime+10.0% vs London avg

Deep-dive guides for W11 2PF

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

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Postcode Personality

🚇 Hyper-Connected🎓 Good Schools🔒 Very Safe🍕 Buzzing

“The practical family move”

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How W11 2PF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

51

Education score

Fair for families
★ Top school within 1km
—

Primary

Colville Primary School

Not yet inspected · 5 min walk

KS2: 108.5

!

Secondary

Holland Park School

Inadequate · Inspected Apr 2022 · 11 min walk

P8: +0.09A8: 59.6

78% of local schools rated Good or Outstanding · based on 28 schools within 1.5km

Above London average

Childcare

★★

Childcare

St Anne's & Avondale Park Nursery School

Good · 7 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

71.4 incidents per 1,000 residents

Higher crime than 55% of London
↑ Rising 1185.7%

-37% vs borough

Crime by type

Other31%
Violence & sexual offences20%
Vehicle crime19%
Anti-social behaviour13%
Burglary10%
Drug offences4%
Theft1%
Robbery1%

Stop & search

0.8

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: North Kensington Fire Station · 1.2km

Crime is +10% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

W11 district median

£958,500

Based on 85 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£16,364/m²
Price per ft²£1,520/ft²
Avg floor area54.1 m²

EPC breakdown

C
3%
D
10%
E
2%

Based on 15 properties · Confidence: medium

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield855 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£135,250
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingSingle glazed
Council tax band Band FAnnual charge £1,768
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.3%

Total change

+534%

Market Activity

Price Velocity & Acceleration

Current Velocity

+13.9%

per year

Acceleration

+8.59

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £200k–£250k · 31 sales

Property Type Mix

Total: 31 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£142k£228k+60.2%2.8
Post-dot-com plateau2001–2002£290k£222k-23.4%1
Pre-crash peak2005–2006£373k£425k+14.1%1.5
GFC & correction2010–2012£470k£663k+41%1
Help-to-Buy recovery2013–2016£778k£660k-15.1%1.5
Pandemic surge2021–2021£785k£785k+0%1
Rate-rise correction2022–2023£750k£790k+5.3%1
Current market2025–2025£900k£900k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+3.4% alpha

Flat/maisonette+3.4% α
Local
12.3%
District
8.9%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing8
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Holland Park Underground StationCentral line
6.4 min walk
Shepherds Bush

Nearby stations

Holland Park Underground StationCentral
7 min walk
Ladbroke Grove Underground StationCircle · Hammersmith & City
8 min walk
Notting Hill Gate Underground StationCircle · District
10 min walk
Latimer Road Underground StationHammersmith & City · Circle
10 min walk
Shepherds Bush Rail StationMildmay · Southern
13 min walk
No bus stops within 400m

66

Walkability score

179

Footpaths (500m)

25

Santander docks (800m)

0.0 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

7

Car parks (800m)

1

EV chargers (800m)

Nearest car park485m
Santander docks (800m)25
Nearest cycle dock0.0 km

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 waterLOW
Low
Air qualityLOW
NO₂: 14.0 µg/m³ · PM2.5: 8.0 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: 2.8 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Barn Elms Wetland Centre SSSI — 4.0 km

Energy

Solar: 855 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

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 costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE NOTTING HILL MEDICAL CENTRE

14 CODRINGTON MEWS, W11 2EH

4 min walk

81%

Recommend GP

81%

Overall GP experience

8

GPs within 1km

8

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 1.4 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 5.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

112

Parks (1km)

62

Restaurants (800m)

30

Cafes (800m)

2

Pubs (400m)

4

Pharmacies (800m)

7

Gyms (1km)

34

Sports (1km)

5

Convenience

Nearest supermarketOksa Quality Food · 323 m
21 tennis courts1 swimming pools5 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

313m

Post office

Nearby shops

Notting Hill Bakery293 m
The Hummingbird Bakery302 m
Premier310 m
GAIL's333 m

Nearby cafes

Maison Puget Bakery & Cafe362 m
Bird & Blend393 m
Farm Girl401 m
Caffè Nero416 m

Nearby restaurants

Franklins234 m
Core by Clare Smyth254 m
Trogolo259 m
Gold Notting Hill290 m

Nearby pubs

Earl of Lonsdale314 m
140 Portobello340 m
The Portobello Star345 m
Trailer Happiness366 m

Nearby gyms

Form Studios347 m
Shanti Sadan419 m
Bodyism472 m
The Clock Notting Hill473 m

Nearby pharmacies

Dr Evans Pharmacy342 m
Baywood Chemist461 m
Blenheim Pharmacy506 m
Chana Chemist611 m

Nearby health

National Migraine Centre413 m
Walmer Road Clinic414 m
Ghauri Dental Clinic433 m
Westbourne Grove Medical Centre453 m
Food hygiene (5-star)85% of 252

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
45

High street

A

High street health

Registered businesses

INKPOD REFILL LIMITED
MUTOID WASTE CO LIMITED
NEREMAR ADVISORY LTD
RAJNISHAM LIMITED
VERNON ADVISORY LTD

Investment

Investment grade, yield and market outlook

48

Investment score

Moderate

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
3.2% (average)London avg: 3.8%Below average yield — bottom 57%
Gentrification score37/100
Right-to-buy sales (5yr)Owner-occupier growth signal45
Sales last 12 months0

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+11.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

75

Price growth score

B
Medium

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityLow-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,598m
Crossrail 2 route4,625m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 27,470 nationally

1,260

Est. population

9,629/km²

61%

Employed

71%

Degree educated

£44,000

Median income

2.3%

Claimant rate

Urban coreHigh densityYoung professionals

41

Community stability

Age profile

18%
23%
20%
22%
17%
Under 1818%
18–3423%
35–4920%
50–6422%
65+17%

Tenure

34%
14%
34%
18%
Own outright34%
Own (mortgage)14%
Private rent34%
Social rent18%
Shared ownership0%

Ethnicity

46%
32%
White British46%
White Other32%
Asian10%
Black3%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional56%
Routine / semi-routine11%
No car household44%
Unemployed5%
No qualifications6%

Housing tenure (Census 2021)

Private rent34%
Social rent18%

vs. London

Income vs London+4.8%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
165
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
7
Local approval rate
86%
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)
27
Largest scheme
32 homes · Kensington Sports Centre (Phase IV housing), Kensington Sports Centre (Phase IV housing), Walmer Road, W11 4PQ
Pipeline pressure
NONE

Named schemes (500m)

5-7, 5-7, DENBIGH ROAD, W1121 homes
completed
139-151, 139-151, PORTOBELLO ROAD, W1120 homes
completed
95-99, 95-99, LADBROKE GROVE, W1115 homes
completed
170-172,176-182, 170-172,176-182, PORTOBELLO ROAD, W11 2EB15 homes
completed
3-5, 3-5, LANSDOWNE ROAD, W1114 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
31.5%
Ward turnout
43%
Election year
2026
MP
Joe Powell (Labour)
MP majority
2,903
Constituency
Kensington and Bayswater

Councillors

Stéphanie PetitConservative
Marc GoldfingerConservative

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Key facts for W11 2PF

Full postcodeW11 2PF
Postcode districtW11
BoroughLondon Borough of Kensington and Chelsea
WardNorland
Latitude51.511939
Longitude-0.206542
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