Pembridge · Kensington and Chelsea · Kensington and Bayswater constituency · 51.51032, -0.19983

W11 3NF— Pembridge, Kensington and Chelsea

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

The family fortress

 

Top 5% LondonSchools 83%Safety 66/100Transport 63/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
76
Safety
66
Schools
72
Transport
63
Environment
80
Investment
49

The bottom line

W11 3NF offers exceptional schools (83% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

W11 3NF

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+83.0% vs London avg

Deep-dive guides for W11 3NF

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

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“The family fortress”

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How W11 3NF 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 · 5 min walk

KS2: 112.5

!

Secondary

Holland Park School

Inadequate · Inspected Apr 2022 · 8 min walk

P8: +0.09A8: 59.6

83% of local schools rated Good or Outstanding · based on 21 schools within 1.5km

Above London average

Childcare

Childcare

Golborne & Maxilla Nursery School

Not inspected · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

119.0 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 486.7%

+5% vs borough

Crime by type

Other35%
Violence & sexual offences20%
Anti-social behaviour14%
Vehicle crime8%
Burglary7%
Theft7%
Drug offences5%
Robbery4%

Stop & search

1.4

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kensington Fire Station · 1.1km

Crime is +83% 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£32,495/m²
Price per ft²£3,019/ft²
Avg floor area105.4 m²

EPC breakdown

C
15%
D
25%
E
13%
F
2%

Based on 55 properties · Confidence: high

Street mix

Terraced 55%Flat 43%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£263,500
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 GAnnual charge £2,040
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+8.4%

Total change

+1011%

Market Activity

Price Velocity & Acceleration

Current Velocity

+374.0%

per year

Acceleration

+452.34

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £500k–£600k · 40 sales

Property Type Mix

Total: 40 sales

Terraced55%
Flat/maisonette45%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£320k£813k+153.9%1.8
Post-dot-com plateau2001–2004£1.02m£1.71m+66.5%1.8
Pre-crash peak2005–2006£408k£2.20m+439.2%2.5
GFC & correction2008–2012£4.50m£3.83m-15%1.3
Help-to-Buy recovery2013–2014£5.70m£1.10m-80.7%2.5
Brexit uncertainty2017–2017£1.20m£1.20m+0%1
Pandemic surge2020–2021£10.00m£4.39m-56.1%1.5
Rate-rise correction2022–2023£5.45m£3.46m-36.5%1.5
Current market2024–2025£750k£3.56m+374%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+4.3% alpha

Weakest performer

Flat/maisonette

+2.8% alpha

Terraced+4.3% α
Local
15.6%
District
11.3%
Flat/maisonette+2.8% α
Local
10.3%
District
7.5%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

33out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
2.8 min walk
Kensington (Olympia)

Nearby stations

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

74

Walkability score

283

Footpaths (500m)

27

Santander docks (800m)

0.2 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

3

Car parks (800m)

1

EV chargers (800m)

Nearest car park146m
Santander docks (800m)27
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Hyde Park Coach and Car Park· yes
662m

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: 2.4 km away✗ Not Green Belt✗ Not AONB38% green spaceTree canopy: 10%
More green space than 91% of London

Nearest SSSI: Barn Elms Wetland Centre SSSI — 4.1 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

4 min walk

87%

Recommend GP

87%

Overall GP experience

7

GPs within 1km

13

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCromwell Hospital · 1.8 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

104

Parks (1km)

66

Restaurants (800m)

31

Cafes (800m)

7

Pubs (400m)

3

Pharmacies (800m)

10

Gyms (1km)

24

Sports (1km)

5

Convenience

Nearest supermarketM&S Simply Food · 197 m
13 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

7

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

425m

Post office

Nearby shops

Little Waitrose171 m
Ole & Steen217 m
Food & Wine223 m
Kuro Bakery239 m

Nearby cafes

Taxi Driver's Cafe136 m
Bubbleology161 m
Unico Gelato & Caffé161 m
Cheeky Scone161 m

Nearby restaurants

Portobello Ristorante Pizzeria145 m
ULI151 m
The Fish House160 m
Layang-Layang167 m

Nearby pubs

Sun in Splendour156 m
Archer Street Notting Hill174 m
Prince Albert184 m
Uxbridge Arms231 m

Nearby gyms

Shanti Sadan247 m
Heartcore Fitness266 m
Body Works West402 m
The Life Centre Notting Hill429 m

Nearby pharmacies

Notting Hill Pharmacy216 m
Baywood Chemist427 m
Dr Evans Pharmacy629 m
Blenheim Pharmacy774 m

Nearby health

Pembridge Dental184 m
Ruh Dental206 m
pembridge dental221 m
Ghauri Dental Clinic419 m
Food hygiene (5-star)84% of 249

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
45

High street

A

High street health

Registered businesses

10/12 HORBURY CRESCENT RESIDENTS ASSOCIATION LIMITED
NEXTGEN MARITIME LTD

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 score36/100
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

62.3

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,103m
Crossrail 2 route4,132m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,203 nationally

1,479

Est. population

13,022/km²

59%

Employed

72%

Degree educated

£42,900

Median income

3.5%

Claimant rate

Urban coreHigh densityYoung professionals

37

Community stability

Age profile

18%
27%
22%
18%
16%
Under 1818%
18–3427%
35–4922%
50–6418%
65+17%

Tenure

36%
14%
44%
Own outright36%
Own (mortgage)14%
Private rent44%
Social rent6%
Shared ownership1%

Ethnicity

44%
30%
White British44%
White Other30%
Asian10%
Black2%
Mixed7%
Other7%

Employment & lifestyle

Managerial / professional57%
Routine / semi-routine8%
No car household53%
Unemployed5%
No qualifications5%

Housing tenure (Census 2021)

Private rent44%
Social rent6%

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)
16
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
17
Local approval rate
78%
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)
116
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)

33 & 35, 33 & 35, LINDEN GARDENS, 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
5-9, 5-9, KENSINGTON PARK ROAD, W1114 homes
completed
13A, 13A, PORTOBELLO ROAD, 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 3NF

Full postcodeW11 3NF
Postcode districtW11
BoroughLondon Borough of Kensington and Chelsea
WardPembridge
Latitude51.510316
Longitude-0.199833
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