Pembridge · Kensington and Chelsea · Kensington and Bayswater constituency · 51.51131, -0.19802

W11 3ET— Pembridge, Kensington and Chelsea

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

City living at its best

 

Bottom 25% LondonSchools 83%Safety 50/100Transport 62/100~3% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Most buyers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
69
Safety
50
Schools
72
Transport
62
Environment
71
Investment
49

The bottom line

W11 3ET offers exceptional schools (83% Good/Outstanding) and fast broadband — strong value for Most buyers who can accept its trade-offs.

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

Less suited to Families.

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Location

W11 3ET

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+231.0% vs London avg

Deep-dive guides for W11 3ET

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

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How W11 3ET has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

72

Education score

Good for families
★ Top school within 1km
★★★

Primary

Fox Primary School

Outstanding · Inspected Oct 2023 · 6 min walk

KS2: 112.5

!

Secondary

Holland Park School

Inadequate · Inspected Apr 2022 · 9 min walk

P8: +0.09A8: 59.6

83% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Above London average

Childcare

Childcare

Golborne & Maxilla Nursery School

Not inspected · 15 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

215.3 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 388.5%

+90% vs borough

Crime by type

Other42%
Violence & sexual offences16%
Theft13%
Anti-social behaviour9%
Burglary9%
Vehicle crime4%
Drug offences4%
Robbery2%

Road safety

98

Road safety score

2

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kensington Fire Station · 1.1km

Crime is +231% 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£22,800/m²
Price per ft²£2,118/ft²
Avg floor area74.8 m²

EPC breakdown

C
5%
D
18%
E
5%

Based on 28 properties · Confidence: medium

Street mix

Terraced 5%Flat 93%Other 2%

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£187,000
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 EAnnual charge £1,496
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.7%

Total change

+834%

Market Activity

Price Velocity & Acceleration

Current Velocity

-36.8%

per year

Acceleration

-42.01

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £200k–£250k · 40 sales

Property Type Mix

Total: 40 sales

Terraced5%
Flat/maisonette95%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£136k£290k+114%2
Post-dot-com plateau2002–2004£300k£331k+10.2%1.7
Pre-crash peak2005–2007£485k£742k+52.9%2.3
GFC & correction2009–2012£490k£830k+69.4%1.3
Help-to-Buy recovery2014–2016£810k£1.19m+47.4%1.3
Brexit uncertainty2017–2018£1.71m£1.43m-16.4%1
Pandemic surge2020–2021£1.35m£1.90m+40.7%1
Current market2024–2025£2.00m£1.26m-36.8%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.8% alpha

Flat/maisonette+1.8% α
Local
8.8%
District
7%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

73out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing16
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 StationCentral line
3.3 min walk
Kensington (Olympia)

Nearby stations

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

72

Walkability score

270

Footpaths (500m)

25

Santander docks (800m)

0.0 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

3

Car parks (800m)

1

EV chargers (800m)

Nearest car park295m
Santander docks (800m)25
Nearest cycle dock0.0 km

Nearby car parks

🅿️
Hyde Park Coach and Car Park· yes
563m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

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: 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: 2.3 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 22%
Below 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

THE PEMBRIDGE VILLAS SURGERY

45A PEMBRIDGE VILLAS, W11 3EP

2 min walk

87%

Recommend GP

87%

Overall GP experience

6

GPs within 1km

16

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt Mary's Hospital · 1.8 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

104

Parks (1km)

72

Restaurants (800m)

29

Cafes (800m)

7

Pubs (400m)

2

Pharmacies (800m)

11

Gyms (1km)

25

Sports (1km)

4

Convenience

Nearest supermarketOsyeo · 255 m
13 tennis courts1 sports halls

Nightlife (500m)

1

Nightclubs

8

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

345m

Post office

Nearby shops

Food & Wine231 m
Ole & Steen251 m
Little Waitrose286 m
Kuro Bakery292 m

Nearby cafes

Amoret Coffee66 m
Milk Cool82 m
Bubbleology87 m
Cheeky Scone91 m

Nearby restaurants

The Fish House126 m
Layang-Layang142 m
Brown & Rosie147 m
Arancina153 m

Nearby pubs

Sun in Splendour44 m
Prince Albert201 m
Archer Street Notting Hill280 m
Viajante87287 m

Nearby gyms

Shanti Sadan220 m
Body Works West316 m
Heartcore Fitness319 m
Heartcore351 m

Nearby pharmacies

Notting Hill Pharmacy219 m
Baywood Chemist368 m
Dr Evans Pharmacy635 m
Nashi Pharmacy682 m

Nearby health

Pembridge Dental146 m
Ruh Dental346 m
pembridge dental350 m
Westbourne Grove Medical Centre369 m
Food hygiene (5-star)83% of 264

Business

Local businesses registered here

Active businesses
27
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
19
3yr survival rate
100.0%
Right-to-buy sales (5yr)
45

High street

A

High street health

Registered businesses

100 MPH LTD
ALEXANDER KLINGSPOR LTD
BLUEGREEN MANAGEMENT SERVICES LTD
BRAL FOOD UK LTD
CONCEIVABLE LIFE SCIENCES LIMITED

+15 more

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 score34/100
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

62.8

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route7,007m
Crossrail 2 route4,032m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,472 nationally

1,384

Est. population

15,172/km²

57%

Employed

61%

Degree educated

£42,900

Median income

3.5%

Claimant rate

Urban coreVery high densityYoung professionals

26

Community stability

Age profile

14%
35%
18%
18%
14%
Under 1814%
18–3435%
35–4918%
50–6418%
65+14%

Tenure

17%
50%
19%
Own outright17%
Own (mortgage)9%
Private rent50%
Social rent19%
Shared ownership5%
Rent free0%

Ethnicity

29%
36%
16%
White British29%
White Other36%
Asian16%
Black5%
Mixed7%
Other7%

Employment & lifestyle

Managerial / professional49%
Routine / semi-routine11%
No car household72%
Unemployed4%
No qualifications10%

Housing tenure (Census 2021)

Private rent50%
Social rent19%

vs. London

Income vs London+2.1%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
182
Live planning apps (800m)
27
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
36
Planning apps (3 years)
30
Local approval rate
69%
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)
118
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)

65-69 Linden Gardens, LONDON, W2 4HJ, 65-6942 homes
completed
33 & 35, 33 & 35, LINDEN GARDENS, W220 homes
completed
CHEPSTOW LODGE, 61-69, CHEPSTOW LODGE, 61-69, CHEPSTOW PLACE, W220 homes
completed
66-70 and 72-74, 66-70 and 72-74, Notting Hill Gate, W11 3HT19 homes
completed
24, 24, Pembridge Gardens, W2 4DX14 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 3ET

Full postcodeW11 3ET
Postcode districtW11
BoroughLondon Borough of Kensington and Chelsea
WardPembridge
Latitude51.511314
Longitude-0.198021
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