Pembridge · Kensington and Chelsea · Kensington and Bayswater constituency · 51.50919, -0.20005

W11 3PE— Pembridge, Kensington and Chelsea

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

The family fortress

 

Top 5% LondonSchools 83%Safety 66/100Transport 63/100~3% yield · indicativeOnly 2 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
81
Investment
49

The bottom line

W11 3PE 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 3PE

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 3PE

🛡️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 3PE 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 · 4 min walk

KS2: 112.5

!

Secondary

Holland Park School

Inadequate · Inspected Apr 2022 · 6 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

Golborne & Maxilla Nursery School

Not inspected · 17 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

99

Road safety score

1

Accidents (5yr)

4

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kensington Fire Station · 980m

Crime is +83% above London average

Property

12 Jun

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£30,140/m²
Price per ft²£2,800/ft²
Avg floor area174.9 m²

EPC breakdown

B
4%
D
5%
E
4%
F
2%

Based on 15 properties · Confidence: medium

Street mix

Terraced 78%Detached 6%Flat 6%Other 11%

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£437,250
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingHigh performance glazing
Council tax band Band GAnnual charge £2,040
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+4.8%

Total change

+271%

Market Activity

Price Velocity & Acceleration

Current Velocity

-56.2%

per year

Acceleration

-70.32

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £600k–£700k · 16 sales

Property Type Mix

Total: 16 sales

Detached6.3%
Terraced87.5%
Flat/maisonette6.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£310k£640k+106.5%1.5
Post-dot-com plateau2003–2003£900k£900k+0%1
Pre-crash peak2005–2006£1.15m£1.25m+8.7%1
GFC & correction2010–2012£1.60m£2.17m+35.9%1.5
Help-to-Buy recovery2016–2016£2.35m£2.35m+0%1
Brexit uncertainty2017–2019£2.30m£2.63m+14.1%1
Rate-rise correction2023–2023£1.15m£1.15m+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-2.3% alpha

Terraced-2.3% α
Local
10.9%
District
13.2%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
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
2.3 min walk
Kensington (Olympia)

Nearby stations

Notting Hill Gate Underground StationCircle · District
3 min walk
Holland Park Underground StationCentral
6 min walk
Queensway Underground StationCentral
11 min walk
Bayswater Underground StationDistrict · Circle
11 min walk
High Street Kensington Underground StationDistrict · Circle
13 min walk
No bus stops within 400m

73

Walkability score

249

Footpaths (500m)

28

Santander docks (800m)

0.2 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 park20m
Santander docks (800m)28
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Hyde Park Coach and Car Park· yes
676m

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 waterNONE
No assessed surface water flood risk
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: 16%
More green space than 92% of London

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

THE PEMBRIDGE VILLAS SURGERY

45A PEMBRIDGE VILLAS, W11 3EP

6 min walk

87%

Recommend GP

87%

Overall GP experience

7

GPs within 1km

12

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCromwell Hospital · 1.7 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

107

Parks (1km)

51

Restaurants (800m)

27

Cafes (800m)

8

Pubs (400m)

2

Pharmacies (800m)

8

Gyms (1km)

25

Sports (1km)

7

Convenience

Nearest supermarketM&S Simply Food · 149 m
15 tennis courts1 sports halls

Nightlife (500m)

0

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)

437m

Post office

Nearby shops

Little Waitrose73 m
Majestic177 m
Kuro Bakery181 m
Ole & Steen184 m

Nearby cafes

Taxi Driver's Cafe168 m
Kuro192 m
Starbucks211 m
Cherry On211 m

Nearby restaurants

Beluga Persian Grill & Bar81 m
Bullgogi Restaurant83 m
Cottons Notting Hill83 m
PizzaExpress90 m

Nearby pubs

Archer Street Notting Hill87 m
Uxbridge Arms127 m
Prince Albert181 m
Viajante87195 m

Nearby gyms

Heartcore Fitness202 m
The Life Centre Notting Hill356 m
Shanti Sadan369 m
Campden Hill Lawn Tennis Club373 m

Nearby pharmacies

Notting Hill Pharmacy210 m
Baywood Chemist550 m
Dr Evans Pharmacy727 m
Blenheim Pharmacy880 m

Nearby health

Ruh Dental80 m
pembridge dental100 m
Pembridge Dental222 m
The Kensington Dentist453 m
Food hygiene (5-star)85% of 221

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

PEARSON FILMS 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 score33/100
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

70.4

Price growth score

B
Medium

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,090m
Crossrail 2 route4,121m

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
No
Article 4 area
Yes
Listed buildings (800m)
192
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
5
Local approval rate
87%
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)
110
Largest scheme
72 homes · Holland Park School, Holland Park School, Airlie Gardens, W8 7AF
Pipeline pressure
NONE

Named schemes (500m)

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
19-21, 19-21, CLANRICARDE GARDENS, W212 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 3PE

Full postcodeW11 3PE
Postcode districtW11
BoroughLondon Borough of Kensington and Chelsea
WardPembridge
Latitude51.509187
Longitude-0.200050
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