Pembridge · Kensington and Chelsea · Kensington and Bayswater constituency · 51.51172, -0.20079

W11 3BL— Pembridge, Kensington and Chelsea

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

The practical family move

 

Top 8% LondonSchools 78%Safety 66/100Transport 61/100Low yield 3.20%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
74
Safety
66
Schools
51
Transport
61
Environment
72
Investment
62

The bottom line

W11 3BL offers low crime — strong value for Families who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Toggle the things that matter to you — see how W11 3BL scores on each.

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Location

W11 3BL

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+2.1% vs London avg
vs London crime+83.0% vs London avg

Deep-dive guides for W11 3BL

🛡️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 3BL 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 · 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

119.0 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 486.7%

+5% vs borough

Crime by type

Other35%
Violence & sexual offences20%
Anti-social behaviour14%
Vehicle crime8%
Burglary7%
Theft7%
Drug offences5%
Robbery4%

Stop & search

1.4

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: Kensington Fire Station · 1.2km

Crime is +83% above London average

Property

Prices, sales volume and market trends

Avg floor area186.6 m²

EPC breakdown

B
2%
C
12%
D
1%

Based on 15 properties · Confidence: medium

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 costMedium
Rebuild cost estimate£466,500
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band GAnnual charge £2,040
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

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
4.7 min walk
Kensington (Olympia)

Nearby stations

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

68

Walkability score

232

Footpaths (500m)

24

Santander docks (800m)

0.1 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 park305m
Santander docks (800m)24
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Hyde Park Coach and Car Park· yes
759m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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: 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: 2.4 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 16%
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 · 1.7 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

107

Parks (1km)

78

Restaurants (800m)

37

Cafes (800m)

4

Pubs (400m)

4

Pharmacies (800m)

10

Gyms (1km)

25

Sports (1km)

3

Convenience

Nearest supermarketM&S Simply Food · 362 m
14 tennis courts1 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)

536m

Post office

Nearby shops

Notting Hill Bakery248 m
The Hummingbird Bakery339 m
Little Waitrose340 m
Ottolenghi361 m

Nearby cafes

Farm Girl35 m
Amoret Coffee245 m
Milk Cool254 m
Bubbleology257 m

Nearby restaurants

Gold Notting Hill190 m
Core by Clare Smyth195 m
Beach Blanket Babylon252 m
Franklins270 m

Nearby pubs

Sun in Splendour223 m
Earl of Lonsdale235 m
The Ladbroke Arms329 m
Prince Albert334 m

Nearby gyms

Shanti Sadan86 m
Body Works West254 m
Bodyism307 m
Form Studios380 m

Nearby pharmacies

Baywood Chemist264 m
Notting Hill Pharmacy363 m
Dr Evans Pharmacy465 m
Blenheim Pharmacy605 m

Nearby health

Ghauri Dental Clinic253 m
Westbourne Grove Medical Centre261 m
Pembridge Dental307 m
Ruh Dental365 m
Food hygiene (5-star)83% of 281

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

62

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
3.2% (average)London avg: 3.8%Below average yield — bottom 57%
Gentrification score40/100
Right-to-buy sales (5yr)Owner-occupier growth signal45

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+11.2%

Rent growth (1yr)

Market liquidity

Future outlook

56.8

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,204m
Crossrail 2 route4,229m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,203 nationally

1,479

Est. population

13,022/km²

59%

Employed

72%

Degree educated

£42,900

Median income

3.5%

Claimant rate

Urban coreHigh densityYoung professionals

37

Community stability

Age profile

18%
27%
22%
18%
16%
Under 1818%
18–3427%
35–4922%
50–6418%
65+17%

Tenure

36%
14%
44%
Own outright36%
Own (mortgage)14%
Private rent44%
Social rent6%
Shared ownership1%

Ethnicity

44%
30%
White British44%
White Other30%
Asian10%
Black2%
Mixed7%
Other7%

Employment & lifestyle

Managerial / professional57%
Routine / semi-routine8%
No car household53%
Unemployed5%
No qualifications5%

Housing tenure (Census 2021)

Private rent44%
Social rent6%

vs. London

Income vs London+2.1%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
164
Live planning apps (800m)
23
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
22
Planning apps (3 years)
17
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)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
93
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
18, 18, PEMBRIDGE GARDENS, W2 4DU12 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 3BL

Full postcodeW11 3BL
Postcode districtW11
BoroughLondon Borough of Kensington and Chelsea
WardPembridge
Latitude51.511725
Longitude-0.200786
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