Pembridge · Kensington and Chelsea · Kensington and Bayswater constituency · 51.51434, -0.19580

W11 3EN— Pembridge, Kensington and Chelsea

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

The practical family move

 

Top 10% LondonSchools 88%Safety 61/100Transport 58/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Most buyers

Compare areas

Strong, well-rated schools set this area apart

Liveability
73
Safety
61
Schools
90
Transport
58
Environment
70
Investment
50

The bottom line

W11 3EN offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Most buyers who can accept its trade-offs.

The catches: high noise levels nearby and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

W11 3EN

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+134.0% vs London avg

Deep-dive guides for W11 3EN

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

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“The practical family move”

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How W11 3EN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St. Mary of the Angels Catholic Primary School

Not yet inspected · 5 min walk

KS2: 104.9

★★

Secondary

Westminster Academy

Good · Inspected Oct 2023 · 10 min walk

P8: -0.04A8: 47.8

100% of local schools rated Good or Outstanding · based on 22 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Golborne & Maxilla Nursery School

Not inspected · 13 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

152.4 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 509.1%

+35% vs borough

Crime by type

Other37%
Burglary15%
Anti-social behaviour11%
Violence & sexual offences10%
Theft9%
Drug offences6%
Vehicle crime6%
Robbery5%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Kensington Fire Station · 1.3km

Crime is +134% 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£6,271/m²
Price per ft²£583/ft²
Avg floor area215.1 m²

EPC breakdown

B
1%
C
6%
D
3%
E
1%

Based on 11 properties · Confidence: medium

Street mix

Semi 16%Flat 74%Other 11%

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£537,750
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
RoofPitched, insulated (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £1,768
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2004–2025 · CAGR

+4.4%

Total change

+145%

Market Activity

Price Velocity & Acceleration

Current Velocity

-71.1%

per year

Acceleration

-62.95

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £700k+ · 17 sales

Property Type Mix

Total: 17 sales

Semi-detached17.6%
Flat/maisonette82.4%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£530k£530k+0%6
Pre-crash peak2006–2007£1.69m£2.11m+24.8%2
GFC & correction2011–2011£1.20m£1.20m+0%1
Help-to-Buy recovery2013–2013£995k£995k+0%1
Brexit uncertainty2017–2018£4.60m£4.25m-7.6%1
Pandemic surge2021–2021£4.90m£4.90m+0%1
Rate-rise correction2023–2023£4.50m£4.50m+0%1
Current market2025–2025£1.30m£1.30m+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+49.2% alpha

Flat/maisonette+49.2% α
Local
58.6%
District
9.4%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

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 StationCircle line
7 min walk
London Paddington→ Paddington
0 min

Nearby stations

Notting Hill Gate Underground StationCircle · District
7 min walk
Bayswater Underground StationDistrict · Circle
7 min walk
Royal Oak Underground StationCircle · Hammersmith & City
9 min walk
Queensway Underground StationCentral
9 min walk
Westbourne Park Underground StationCircle · Hammersmith & City
10 min walk
No bus stops within 400m

67

Walkability score

84

Footpaths (500m)

23

Santander docks (800m)

0.2 km

Nearest cycle dock

Central London commute times

London Bridge43 min ↑
Victoria ★30 min
Waterloo46 min ↑
Canary Wharf52 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

10

Car parks (800m)

1

EV chargers (800m)

Nearest car park570m
Santander docks (800m)23
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Hyde Park Coach and Car Park· yes
641m

Connectivity

Broadband and mobile coverage

100%

Full fibre

55%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed318 Mbps
Median download325 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.0 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 25%
Below average green space

Nearest SSSI: Barn Elms Wetland Centre SSSI — 4.6 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 PEMBRIDGE VILLAS SURGERY

45A PEMBRIDGE VILLAS, W11 3EP

2 min walk

87%

Recommend GP

87%

Overall GP experience

5

GPs within 1km

21

Dentists within 1km

4

Care homes (1km)

Nearest hospitalSt Mary's Hospital · 1.5 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 4.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

66

Parks (1km)

85

Restaurants (800m)

37

Cafes (800m)

6

Pubs (400m)

3

Pharmacies (800m)

13

Gyms (1km)

17

Sports (1km)

4

Convenience

Nearest supermarketTawana Oriental Supermarket · 170 m
1 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

6

Late-night venues

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

4

Libraries (1km)

0

Cinemas (2km)

536m

Post office

Nearby shops

Co-op Food127 m
Sara Foods149 m
Bens214 m
Ottolenghi259 m

Nearby cafes

SPIS london65 m
West Grove Cafe95 m
Caffè Nero146 m
Two Feathers153 m

Nearby restaurants

Taqueria55 m
Jusu Brothers56 m
Sumi59 m
Botwa restaurant Notting Hill139 m

Nearby pubs

Juicebaby157 m
The Cock and Bottle170 m
The Princess Royal171 m
The Prince Edward221 m

Nearby gyms

Barrecore160 m
Body Works West281 m
Heartcore352 m
Bodyism368 m

Nearby pharmacies

Baywood Chemist354 m
Nashi Pharmacy372 m
Notting Hill Pharmacy552 m
Superdrug560 m

Nearby health

Keep Smiling Dental Practice131 m
Number 18 Dental295 m
Garden Square Dental Practice346 m
Westbourne Grove Medical Centre361 m
Food hygiene (5-star)77% of 283

Business

Local businesses registered here

Active businesses
14
New (last 12 months)
4
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
45

High street

A

High street health

Registered businesses

CLEAN ENERGY HOLDINGS LIMITED
CLEAN ENERGY RESOURCES LIMITED
CLUB HEALTH GROUP LTD
CLUB HEALTH INTELLIGENCE LIMITED
CLUB HEALTH LTD

+9 more

Investment

Investment grade, yield and market outlook

50

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 score41/100
Right-to-buy sales (5yr)Owner-occupier growth signal45
Sales last 12 months1

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

64.6

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route6,949m
Crossrail 2 route3,950m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,226 nationally

1,319

Est. population

12,814/km²

62%

Employed

72%

Degree educated

£42,900

Median income

1.7%

Claimant rate

Urban coreHigh densityYoung professionals

36

Community stability

Age profile

16%
25%
23%
20%
16%
Under 1816%
18–3425%
35–4923%
50–6420%
65+16%

Tenure

27%
16%
42%
14%
Own outright27%
Own (mortgage)16%
Private rent42%
Social rent14%
Shared ownership1%

Ethnicity

38%
32%
White British38%
White Other32%
Asian10%
Black3%
Mixed7%
Other10%

Employment & lifestyle

Managerial / professional59%
Routine / semi-routine8%
No car household54%
Unemployed3%
No qualifications6%

Housing tenure (Census 2021)

Private rent42%
Social rent14%

vs. London

Income vs London+2.1%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
155
Live planning apps (800m)
37
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
58
Planning apps (3 years)
50
Local approval rate
71%
Borough approval rate
88%
Opportunity area
No
CIL rate (residential)
£450/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
121
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)

BAYNARD HOUSE (SCHEME 1), 127-131, BAYNARD HOUSE (SCHEME 1), 127-131, WESTBOURNE GROVE, W2152 homes
completed
65-69 Linden Gardens, LONDON, W2 4HJ, 65-6942 homes
completed
The Corner, 2-6, The Corner, 2-6, BOTTS MEWS, 98-112A/B WESTBOURNE GROVE, 43 HEREFORD ROAD, 2 CHEPSTOW ROAD, W2 5RU38 homes
completed
94-100, 94-100, CHEPSTOW ROAD, W225 homes
completed
HEREFORD LODGE, HEREFORD LODGE, HEREFORD ROAD, W225 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 3EN

Full postcodeW11 3EN
Postcode districtW11
BoroughLondon Borough of Kensington and Chelsea
WardPembridge
Latitude51.514337
Longitude-0.195798
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