Campden · Kensington and Chelsea · Kensington and Bayswater constituency · 51.50841, -0.20015

W11 3LF— Campden, Kensington and Chelsea

Location and area intelligence for W11 3LF, Campden, Kensington and Chelsea

The practical family move

 

Top 8% LondonSchools 83%Safety 59/100Transport 63/100Low yield 3.20%

Best for: Most buyers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
74
Safety
59
Schools
72
Transport
63
Environment
81
Investment
61

The bottom line

W11 3LF offers exceptional schools (83% Good/Outstanding), fast broadband and a green environment — a strong choice for Most buyers.

Less suited to Families.

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Location

W11 3LF

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-4.0% vs London avg
vs London crime+145.0% vs London avg

Deep-dive guides for W11 3LF

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

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How W11 3LF 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 · 3 min walk

KS2: 112.5

!

Secondary

Holland Park School

Inadequate · Inspected Apr 2022 · 5 min walk

P8: +0.09A8: 59.6

83% of local schools rated Good or Outstanding · based on 20 schools within 1.5km

Above London average

Childcare

★★

Childcare

St Anne's & Avondale Park Nursery School

Good · 12 min walk

5 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Medium crime

159.0 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 384.6%

+40% vs borough

Crime by type

Other34%
Anti-social behaviour20%
Violence & sexual offences18%
Vehicle crime11%
Burglary8%
Theft7%
Drug offences2%
Robbery2%

Road safety

96

Road safety score

4

Accidents (5yr)

5

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Kensington Fire Station · 926m

Crime is +145% above London average

Property

Prices, sales volume and market trends

Avg floor area45.9 m²

EPC breakdown

C
19%
D
6%
E
2%
F
1%

Based on 28 properties · Confidence: medium

Street mix

Semi 4%Flat 91%Other 4%

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£114,750
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, 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

Price Trajectory

1995–2022 · CAGR

+8.2%

Total change

+733%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.4%

per year

Acceleration

+24.07

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £600k–£700k · 22 sales

Property Type Mix

Total: 22 sales

Semi-detached4.5%
Flat/maisonette95.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£175k+191.7%1
Post-dot-com plateau2002–2004£215k£230k+7%2
GFC & correction2010–2010£425k£425k+0%1
Help-to-Buy recovery2014–2016£600k£830k+38.3%2.7
Brexit uncertainty2019–2019£552k£552k+0%1
Rate-rise correction2022–2022£500k£500k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.1% alpha

Flat/maisonette-2.1% α
Local
4.1%
District
6.2%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
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
2.5 min walk
Kensington (Olympia)

Nearby stations

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

73

Walkability score

243

Footpaths (500m)

28

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge39 min ↑
Victoria ★30 min
Waterloo41 min ↑
Canary Wharf48 min ↑
City36 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 park67m
Santander docks (800m)28
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Hyde Park Coach and Car Park· yes
695m

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: 2.5 km away✗ Not Green Belt✗ Not AONB40% green spaceTree canopy: 10%
More green space than 92% of London

Nearest SSSI: Barn Elms Wetland Centre SSSI — 3.9 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

7 min walk

87%

Recommend GP

87%

Overall GP experience

6

GPs within 1km

12

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCromwell Hospital · 1.6 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 5.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

114

Parks (1km)

47

Restaurants (800m)

26

Cafes (800m)

9

Pubs (400m)

2

Pharmacies (800m)

8

Gyms (1km)

29

Sports (1km)

7

Convenience

Nearest supermarketM&S Simply Food · 168 m
19 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

9

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

463m

Post office

Nearby shops

Little Waitrose84 m
Majestic103 m
Kuro Bakery183 m
Z.Punjani Newsagents and American Food Store203 m

Nearby cafes

Kuro178 m
Bon's211 m
Taxi Driver's Cafe229 m
Cherry On239 m

Nearby restaurants

Cottons Notting Hill14 m
Beluga Persian Grill & Bar17 m
Bullgogi Restaurant37 m
PizzaExpress57 m

Nearby pubs

Uxbridge Arms92 m
Archer Street Notting Hill100 m
The Hillgate185 m
Viajante87201 m

Nearby gyms

Heartcore Fitness193 m
Campden Hill Lawn Tennis Club287 m
The Life Centre Notting Hill322 m
Shanti Sadan454 m

Nearby pharmacies

Notting Hill Pharmacy243 m
Baywood Chemist634 m
Dr Evans Pharmacy800 m
Blenheim Pharmacy956 m

Nearby health

Ruh Dental9 m
pembridge dental38 m
Pembridge Dental278 m
The Kensington Dentist415 m
Food hygiene (5-star)84% of 212

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
45

High street

A

High street health

Registered businesses

BELUGA GOURMETS LIMITED
BELUGA GRILL LIMITED
DRACAENA LIMITED
L’ SPA NAILS LTD
T&N (153) LTD

+3 more

Investment

Investment grade, yield and market outlook

61

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 score32/100
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

61.4

Price growth score

C
Medium

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,080m
Crossrail 2 route4,111m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,066 nationally

1,189

Est. population

15,841/km²

62%

Employed

71%

Degree educated

£40,300

Median income

1.3%

Claimant rate

Urban coreVery high densityYoung professionals

37

Community stability

Age profile

18%
21%
22%
21%
17%
Under 1819%
18–3421%
35–4922%
50–6421%
65+18%

Tenure

26%
16%
39%
17%
Own outright26%
Own (mortgage)16%
Private rent39%
Social rent17%
Shared ownership1%
Rent free1%

Ethnicity

39%
32%
White British39%
White Other32%
Asian10%
Black5%
Mixed8%
Other8%

Employment & lifestyle

Managerial / professional57%
Routine / semi-routine7%
No car household55%
Unemployed4%
No qualifications6%

Housing tenure (Census 2021)

Private rent39%
Social rent17%

vs. London

Income vs London-4.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
189
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
2
Local approval rate
83%
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)
87
Largest scheme
72 homes · Holland Park School, Holland Park School, Airlie Gardens, W8 7AF
Pipeline pressure
NONE

Named schemes (500m)

Holland Park School, Holland Park School, Airlie Gardens, W8 7AF72 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
5-9, 5-9, KENSINGTON PARK ROAD, W1114 homes
completed
18, 18, PEMBRIDGE GARDENS, W2 4DU12 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
20.3%
Ward turnout
36%
Election year
2022
MP
Joe Powell (Labour)
MP majority
2,903
Constituency
Kensington and Bayswater

Councillors

Catherine FaulksConservative
Preety HuddConservative
Lloyd NorthConservative

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Key facts for W11 3LF

Full postcodeW11 3LF
Postcode districtW11
BoroughLondon Borough of Kensington and Chelsea
WardCampden
Latitude51.508415
Longitude-0.200153
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