Pembridge · Kensington and Chelsea · Kensington and Bayswater constituency · 51.50938, -0.19585

W11 3HT— Pembridge, Kensington and Chelsea

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

City living at its best

 

Top 13% LondonSchools 75%Safety 50/100Transport 68/100Low yield 3.20%⚠ Knotweed sites nearby

Best for: Young professionals

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
72
Safety
50
Schools
67
Transport
68
Environment
98
Investment
62

The bottom line

W11 3HT offers fast broadband and a green environment — strong value for Young professionals who can accept its trade-offs.

The catches: high noise levels nearby and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Families.

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Location

W11 3HT

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 3HT

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

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Postcode Personality

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“City living at its best”

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How W11 3HT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

67

Education score

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

Primary

Fox Primary School

Outstanding · Inspected Oct 2023 · 3 min walk

KS2: 112.5

!

Secondary

Holland Park School

Inadequate · Inspected Apr 2022 · 8 min walk

P8: +0.09A8: 59.6

75% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Below London average

Childcare

Childcare

Golborne & Maxilla Nursery School

Not inspected · 18 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)

3

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

3

Incidents (1yr)

22

Incidents (5yr)

Nearest station: Kensington Fire Station · 820m

Crime is +231% above London average

Property

Prices, sales volume and market trends

Avg floor area94 m²

EPC breakdown

C
1%
D
4%

Based on 5 properties · Confidence: low

Street mix

Semi 11%Terraced 22%Detached 22%Flat 11%Other 33%

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£235,000
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)
GlazingFully double glazed
Council tax band Band EAnnual charge £1,496
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2015 · CAGR

+-6.1%

Total change

-69%

Market Activity

Price Velocity & Acceleration

Current Velocity

-87.1%

per year

Acceleration

-181.58

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £500k–£600k · 6 sales

Property Type Mix

Total: 6 sales

Detached33.3%
Semi-detached16.7%
Terraced33.3%
Flat/maisonette16.7%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£442k£1.05m+137.6%1.2
Help-to-Buy recovery2015–2015£135k£135k+0%1

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
Better than 78% of London
Notting Hill Gate Underground StationCircle line
0.4 min walk
Kensington (Olympia)

Nearby stations

Notting Hill Gate Underground StationCircle · District
0 min walk
Queensway Underground StationCentral
8 min walk
Bayswater Underground StationDistrict · Circle
8 min walk
Holland Park Underground StationCentral
9 min walk
High Street Kensington Underground StationDistrict · Circle
12 min walk
No bus stops within 400m

77

Walkability score

249

Footpaths (500m)

27

Santander docks (800m)

0.0 km

Nearest cycle dock

Central London commute times

London Bridge37 min ↑
Victoria ★24 min
Waterloo39 min ↑
Canary Wharf47 min ↑
City39 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

6

Car parks (800m)

1

EV chargers (800m)

Nearest car park300m
Santander docks (800m)27
Nearest cycle dock0.0 km

Nearby car parks

🅿️
Hyde Park Coach and Car Park· yes
383m

Connectivity

Broadband and mobile coverage

100%

Full fibre

82%

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 waterNONE
No assessed surface water flood risk
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: 2.2 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

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

5 min walk

87%

Recommend GP

87%

Overall GP experience

5

GPs within 1km

20

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCromwell Hospital · 1.6 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 5.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

101

Parks (1km)

70

Restaurants (800m)

33

Cafes (800m)

12

Pubs (400m)

2

Pharmacies (800m)

11

Gyms (1km)

30

Sports (1km)

11

Convenience

Nearest supermarketAmazon Fresh · 10 m
16 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

1

Nightclubs

13

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

146m

Post office

Nearby shops

Food & Wine82 m
Ole & Steen113 m
Caviar Artisan131 m
Kuro Bakery141 m

Nearby cafes

Caffè Nero55 m
Blank Street Coffee69 m
Notting Hill Coffee Project78 m
Cherry On82 m

Nearby restaurants

Nando's18 m
LEON50 m
Tasty Gyros57 m
Badiani Gelato63 m

Nearby pubs

The Old Swan74 m
Tequila Tex-Mex98 m
Prince Albert116 m
Viajante87122 m

Nearby gyms

Heartcore Fitness146 m
The Life Centre Notting Hill222 m
Heartcore325 m
Shanti Sadan476 m

Nearby pharmacies

Notting Hill Pharmacy84 m
Baywood Chemist630 m
Nashi Pharmacy759 m
Superdrug794 m

Nearby health

Pembridge Dental124 m
pembridge dental287 m
The Kensington Dentist294 m
Ruh Dental309 m
Food hygiene (5-star)82% of 241

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
4
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
45

High street

A

High street health

Registered businesses

54 CONVENIENCE LTD
54 RETAIL LTD
54 SPACE LTD
AJF CHAUFFEURS LIMITED
ATS MOTORS LTD

+4 more

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 score36/100
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

53.5

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route6,810m
Crossrail 2 route3,840m

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)
196
Live planning apps (800m)
19
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
33
Planning apps (3 years)
24
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)
117
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
HEREFORD LODGE, HEREFORD LODGE, HEREFORD ROAD, W225 homes
completed
1 and 3 Clanricarde Gardens, LONDON, W2 4JJ23 homes
completed
33 & 35, 33 & 35, LINDEN GARDENS, W220 homes
completed
CHEPSTOW LODGE, 61-69, CHEPSTOW LODGE, 61-69, CHEPSTOW PLACE, W220 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 3HT

Full postcodeW11 3HT
Postcode districtW11
BoroughLondon Borough of Kensington and Chelsea
WardPembridge
Latitude51.509383
Longitude-0.195849
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