Pembridge · Kensington and Chelsea · Kensington and Bayswater constituency · 51.51188, -0.20111

W11 3BJ— Pembridge, Kensington and Chelsea

Location and area intelligence for W11 3BJ, Pembridge, Kensington and Chelsea

The practical family move

 

Top 13% LondonSchools 78%Safety 69/100Transport 61/100~3% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
72
Safety
69
Schools
51
Transport
61
Environment
72
Investment
49

The bottom line

W11 3BJ offers low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

W11 3BJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+2.1% vs London avg
vs London crime+57.0% vs London avg

Deep-dive guides for W11 3BJ

🛡️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 3BJ 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 · 4 min walk

KS2: 108.5

!

Secondary

Holland Park School

Inadequate · Inspected Apr 2022 · 10 min walk

P8: +0.09A8: 59.6

78% of local schools rated Good or Outstanding · based on 23 schools within 1.5km

Above London average

Childcare

Childcare

Golborne & Maxilla Nursery School

Not inspected · 13 min walk

6 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

102.3 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 311.5%

-10% vs borough

Crime by type

Other31%
Anti-social behaviour16%
Theft14%
Violence & sexual offences12%
Drug offences9%
Burglary8%
Vehicle crime7%
Robbery2%

Stop & search

1.0

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)

1

Incidents (5yr)

Nearest station: Kensington Fire Station · 1.3km

Crime is +57% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£30,863/m²
Price per ft²£2,867/ft²
Avg floor area165.1 m²

EPC breakdown

C
2%
D
7%
E
1%

Based on 10 properties · Confidence: medium

Street mix

Terraced 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£412,750
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 FAnnual charge £1,768
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.1%

Total change

+693%

Market Activity

Price Velocity & Acceleration

Current Velocity

+37.3%

per year

Acceleration

+60.10

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £700k+ · 11 sales

Property Type Mix

Total: 11 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£725k£1.36m+87.5%1.3
Post-dot-com plateau2001–2002£1.77m£1.73m-2.5%1
GFC & correction2011–2012£4.60m£4.33m-6%1
Rate-rise correction2022–2022£5.42m£5.42m+0%1
Current market2024–2025£4.19m£5.75m+37.3%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Notting Hill Gate Underground StationCentral line
5.1 min walk
Kensington (Olympia)

Nearby stations

Notting Hill Gate Underground StationCircle · District
6 min walk
Holland Park Underground StationCentral
8 min walk
Ladbroke Grove Underground StationCircle · Hammersmith & City
11 min walk
Bayswater Underground StationDistrict · Circle
11 min walk
Queensway Underground StationCentral
12 min walk
No bus stops within 400m

67

Walkability score

233

Footpaths (500m)

24

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

3

Car parks (800m)

1

EV chargers (800m)

Nearest car park326m
Santander docks (800m)24
Nearest cycle dock0.0 km

Nearby car parks

🅿️
Hyde Park Coach and Car Park· yes
786m

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: 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: 2.5 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 22%
Above average green space

Nearest SSSI: Barn Elms Wetland Centre SSSI — 4.2 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

WESTBOURNE GROVE MEDICAL CENTRE

241 WESTBOURNE GROVE, W11 2SE

3 min walk

7

GPs within 1km

13

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 1.6 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 5.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

106

Parks (1km)

78

Restaurants (800m)

37

Cafes (800m)

3

Pubs (400m)

4

Pharmacies (800m)

10

Gyms (1km)

25

Sports (1km)

3

Convenience

Nearest supermarketM&S Simply Food · 389 m
14 tennis courts1 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)

564m

Post office

Nearby shops

Notting Hill Bakery220 m
The Hummingbird Bakery311 m
Ottolenghi351 m
GAIL's359 m

Nearby cafes

Farm Girl30 m
Amoret Coffee273 m
Bodyism281 m
Milk Cool283 m

Nearby restaurants

Gold Notting Hill162 m
Core by Clare Smyth167 m
Franklins242 m
Beach Blanket Babylon248 m

Nearby pubs

Earl of Lonsdale208 m
Sun in Splendour251 m
The Ladbroke Arms336 m
Prince Albert362 m

Nearby gyms

Shanti Sadan77 m
Body Works West245 m
Bodyism288 m
Form Studios353 m

Nearby pharmacies

Baywood Chemist247 m
Notting Hill Pharmacy392 m
Dr Evans Pharmacy437 m
Blenheim Pharmacy578 m

Nearby health

Ghauri Dental Clinic233 m
Westbourne Grove Medical Centre243 m
Pembridge Dental335 m
Ruh Dental386 m
Food hygiene (5-star)84% of 279

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
45

High street

A

High street health

Registered businesses

44 MIRABEL ROAD LIMITED
AFORAXI INVESTMENTS LLP
ASAP SPECIAL INVESTMENTS LLP
DATAFURN LTD
SAW AND SEW LTD

Investment

Investment grade, yield and market outlook

49

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 score38/100
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

8/100

Velocity score

Future outlook

60.9

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,230m
Crossrail 2 route4,255m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,841 nationally

1,046

Est. population

16,373/km²

58%

Employed

66%

Degree educated

£42,900

Median income

3.4%

Claimant rate

Urban coreVery high densityYoung professionals

38

Community stability

Age profile

20%
21%
21%
20%
18%
Under 1820%
18–3422%
35–4921%
50–6420%
65+18%

Tenure

24%
32%
30%
Own outright24%
Own (mortgage)13%
Private rent32%
Social rent30%
Shared ownership1%
Rent free1%

Ethnicity

40%
32%
White British40%
White Other32%
Asian10%
Black7%
Mixed7%
Other6%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine10%
No car household59%
Unemployed4%
No qualifications8%

Housing tenure (Census 2021)

Private rent32%
Social rent30%

vs. London

Income vs London+2.1%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
159
Live planning apps (800m)
22
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
22
Planning apps (3 years)
16
Local approval rate
73%
Borough approval rate
88%
Opportunity area
No
CIL rate (residential)
£450/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
92
Largest scheme
152 homes · BAYNARD HOUSE (SCHEME 1), 127-131, BAYNARD HOUSE (SCHEME 1), 127-131, WESTBOURNE GROVE, W2
Pipeline pressure
NONE

Named schemes (500m)

139-151, 139-151, PORTOBELLO ROAD, W1120 homes
completed
5-9, 5-9, KENSINGTON PARK ROAD, W1114 homes
completed
24, 24, Pembridge Gardens, W2 4DX14 homes
completed
Notting Hill Lofts (Former Church Centre), Notting Hill Lofts (Former Church Centre), WESTBOURNE GROVE, Ledbury Road, W2 5RU14 homes
completed
13A, 13A, PORTOBELLO ROAD, W1112 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
25.8%
Ward turnout
43%
Election year
2026
MP
Joe Powell (Labour)
MP majority
2,903
Constituency
Kensington and Bayswater

Councillors

Georgia HardistyConservative
Natacha Tannous RitchieConservative

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Key facts for W11 3BJ

Full postcodeW11 3BJ
Postcode districtW11
BoroughLondon Borough of Kensington and Chelsea
WardPembridge
Latitude51.511883
Longitude-0.201111
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