Pembridge · Kensington and Chelsea · Kensington and Bayswater constituency · 51.51099, -0.20378

W11 3HD— Pembridge, Kensington and Chelsea

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

The practical family move

 

Bottom 25% LondonSchools 71%Safety 69/100Transport 61/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
71
Safety
69
Schools
47
Transport
61
Environment
74
Investment
48

The bottom line

W11 3HD offers low crime and fast broadband — a strong choice for Families.

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Location

W11 3HD

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 3HD

🛡️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 3HD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

47

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 · 9 min walk

P8: +0.09A8: 59.6

71% of local schools rated Good or Outstanding · based on 21 schools within 1.5km

Below London average

Childcare

★★

Childcare

St Anne's & Avondale Park Nursery School

Good · 9 min walk

7 primaries · 3 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)

0

Incidents (5yr)

Nearest station: North Kensington Fire Station · 1.3km

Crime is +57% above London average

Property

1 May

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£10,615/m²
Price per ft²£986/ft²
Avg floor area258.2 m²

EPC breakdown

C
8%
D
9%
E
4%

Based on 21 properties · Confidence: medium

Street mix

Terraced 50%Flat 43%Other 7%

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£645,500
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 potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+14.5%

Total change

+4950%

Market Activity

Price Velocity & Acceleration

Current Velocity

+514.2%

per year

Acceleration

+516.85

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £500k–£600k · 21 sales

Property Type Mix

Total: 21 sales

Terraced42.9%
Flat/maisonette57.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£225k£4.00m+1677.8%1.8
Post-dot-com plateau2001–2004£478k£6.90m+1345%1.3
Pre-crash peak2007–2007£1.07m£1.07m+0%1
Help-to-Buy recovery2015–2015£1.60m£1.60m+0%1
Brexit uncertainty2017–2019£1.26m£21.50m+1599.6%1
Pandemic surge2020–2021£7.25m£13.14m+81.3%2.5
Rate-rise correction2022–2023£1.90m£1.85m-2.6%2
Current market2024–2024£11.36m£11.36m+0%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+14.6% alpha

Weakest performer

Flat/maisonette

+0.4% alpha

Terraced+14.6% α
Local
33%
District
18.4%
Flat/maisonette+0.4% α
Local
6.5%
District
6.1%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

22out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing1
Trend Position10

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
5.3 min walk
Kensington (Olympia)

Nearby stations

Holland Park Underground StationCentral
6 min walk
Notting Hill Gate Underground StationCircle · District
7 min walk
Ladbroke Grove Underground StationCircle · Hammersmith & City
11 min walk
Latimer Road Underground StationHammersmith & City · Circle
13 min walk
Bayswater Underground StationDistrict · Circle
14 min walk
No bus stops within 400m

64

Walkability score

269

Footpaths (500m)

25

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

5

Car parks (800m)

1

EV chargers (800m)

Nearest car park335m
Santander docks (800m)25
Nearest cycle dock0.1 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 waterMEDIUM
Medium
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: 2.7 km away✗ Not Green Belt✗ Not AONB16% 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

WESTBOURNE GROVE MEDICAL CENTRE

241 WESTBOURNE GROVE, W11 2SE

5 min walk

8

GPs within 1km

10

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 1.6 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

123

Parks (1km)

73

Restaurants (800m)

33

Cafes (800m)

3

Pubs (400m)

4

Pharmacies (800m)

8

Gyms (1km)

35

Sports (1km)

5

Convenience

Nearest supermarketM&S Simply Food · 463 m
24 tennis courts3 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)

1

Cinemas (2km)

522m

Post office

Nearby shops

Notting Hill Bakery277 m
Pregio Holland Park291 m
Z.Punjani Newsagents and American Food Store319 m
The Hummingbird Bakery344 m

Nearby cafes

Farm Girl240 m
Bon's297 m
Taxi Driver's Cafe420 m
Bodyism424 m

Nearby restaurants

Core by Clare Smyth198 m
Gold Notting Hill231 m
Franklins248 m
Trogolo275 m

Nearby pubs

The Ladbroke Arms221 m
Earl of Lonsdale284 m
The Mitre338 m
140 Portobello404 m

Nearby gyms

Shanti Sadan279 m
Form Studios397 m
Body Works West429 m
Bodyism430 m

Nearby pharmacies

Baywood Chemist400 m
Dr Evans Pharmacy444 m
Notting Hill Pharmacy498 m
Blenheim Pharmacy611 m

Nearby health

Ghauri Dental Clinic377 m
Ruh Dental381 m
Westbourne Grove Medical Centre394 m
pembridge dental414 m
Food hygiene (5-star)85% of 263

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

17 KPG LTD
FAMILY PHILANTHROPY LIMITED
HAYDEN FAMILY (UK) LTD
NIGEL HALL RA LIMITED

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 score36/100
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

65.7

Price growth score

B
Medium

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,387m
Crossrail 2 route4,416m

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)
184
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
3
Local approval rate
92%
Borough approval rate
88%
Opportunity area
No
CIL rate (residential)
£450/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
24
Largest scheme
72 homes · Holland Park School, Holland Park School, Airlie Gardens, W8 7AF
Pipeline pressure
NONE

Named schemes (500m)

5-7, 5-7, DENBIGH ROAD, W1121 homes
completed
139-151, 139-151, PORTOBELLO ROAD, W1120 homes
completed
39-40, 39-40, LANSDOWNE CRESCENT, W1114 homes
completed
19-21, 19-21, CLANRICARDE GARDENS, W212 homes
completed
84-90, 84-90, HOLLAND PARK AVENUE, 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 3HD

Full postcodeW11 3HD
Postcode districtW11
BoroughLondon Borough of Kensington and Chelsea
WardPembridge
Latitude51.510988
Longitude-0.203784
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