Norland · Kensington and Chelsea · Kensington and Bayswater constituency · 51.50774, -0.20643

W11 3PU— Norland, Kensington and Chelsea

Location and area intelligence for W11 3PU, Norland, Kensington and Chelsea

The practical family move

 

Top 5% LondonSchools 86%Safety 63/100Transport 64/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Most buyers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
75
Safety
63
Schools
68
Transport
64
Environment
83
Investment
46

The bottom line

W11 3PU offers exceptional schools (86% Good/Outstanding), fast broadband and a green environment — strong value for Most buyers who can accept its trade-offs.

The catch: 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

W11 3PU

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+4.8% vs London avg
vs London crime+108.0% vs London avg

Deep-dive guides for W11 3PU

🛡️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 3PU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

68

Education score

Good for families
★ Top school within 1km
★★

Primary

St Clement and St James CofE Primary School

Good · Inspected Jun 2023 · 5 min walk

KS2: 103.6

!

Secondary

Holland Park School

Inadequate · Inspected Apr 2022 · 6 min walk

P8: +0.09A8: 59.6

86% of local schools rated Good or Outstanding · based on 25 schools within 1.5km

Above London average

Childcare

★★

Childcare

St Anne's & Avondale Park Nursery School

Good · 8 min walk

6 primaries · 3 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Medium crime

135.3 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 330.4%

+20% vs borough

Crime by type

Other32%
Anti-social behaviour16%
Vehicle crime15%
Violence & sexual offences12%
Theft11%
Burglary10%
Robbery3%
Drug offences2%

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

10

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: North Kensington Fire Station · 1.6km

Crime is +108% 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£10,372/m²
Price per ft²£964/ft²
Avg floor area71.2 m²

EPC breakdown

C
18%
D
10%
E
1%

Based on 29 properties · Confidence: medium

Street mix

Flat 100%

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£178,000
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSome double glazing
Council tax band Band GAnnual charge £2,040
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2025 · CAGR

+6%

Total change

+326%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.1%

per year

Acceleration

+12.52

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £700k+ · 52 sales

Property Type Mix

Total: 52 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£170k£170k+0%18
Post-dot-com plateau2001–2004£272k£453k+66.4%5
Pre-crash peak2005–2006£430k£450k+4.7%1
GFC & correction2008–2012£573k£613k+6.9%1.7
Help-to-Buy recovery2015–2016£860k£883k+2.6%2
Brexit uncertainty2018–2018£793k£793k+0%1
Rate-rise correction2022–2022£710k£710k+0%1
Current market2025–2025£725k£725k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+3.1% alpha

Flat/maisonette+3.1% α
Local
11.4%
District
8.3%

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

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing2
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
Holland Park Underground StationCentral line
0.9 min walk
Kensington (Olympia)

Nearby stations

Holland Park Underground StationCentral
1 min walk
Notting Hill Gate Underground StationCircle · District
9 min walk
Shepherds Bush Rail StationSouthern · Mildmay
10 min walk
Shepherd's Bush (Central) Underground StationCentral
12 min walk
Latimer Road Underground StationHammersmith & City · Circle
13 min walk
No bus stops within 400m

51

Walkability score

200

Footpaths (500m)

27

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

11

Car parks (800m)

1

EV chargers (800m)

Nearest car park451m
Santander docks (800m)27
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 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: 3.0 km away✗ Not Green Belt✗ Not AONB46% green spaceTree canopy: 28%
More green space than 94% of London

Nearest SSSI: Barn Elms Wetland Centre SSSI — 3.6 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

PORTLAND ROAD PRACTICE

16 PORTLAND ROAD, W11 4LA

1 min walk

70%

Recommend GP

70%

Overall GP experience

10

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCromwell Hospital · 1.8 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 5.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

140

Parks (1km)

18

Restaurants (800m)

7

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

4

Gyms (1km)

37

Sports (1km)

8

Convenience

Nearest supermarketOksa Quality Food · 619 m
30 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

596m

Post office

Nearby shops

La Piccola Deli68 m
Michanicou Bros72 m
Speck Delicatessen128 m
Bens155 m

Nearby cafes

Unico66 m
Starbucks68 m
Joe & The Juice76 m
Arab Quarter104 m

Nearby restaurants

Pret A Manger65 m
Six Portland Road120 m
Mister Pumpernick132 m
Vori158 m

Nearby pubs

The Castle98 m
The Mitre208 m
The Ladbroke Arms287 m
Uxbridge Arms532 m

Nearby gyms

Holland Park Lawn Tennis Club387 m
Campden Hill Lawn Tennis Club424 m
Heartcore Fitness634 m
Equilibrium666 m

Nearby pharmacies

Faro Pharmacy676 m
Notting Hill Pharmacy678 m
Dr Evans Pharmacy801 m
Baywood Chemist806 m

Nearby health

The Holland Park Dentist249 m
Ruh Dental450 m
pembridge dental478 m
National Migraine Centre657 m
Food hygiene (5-star)90% of 96

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

FOUNDERS CLUB (HEALTHCARE LIFE SCIENCE PORTFOLIO) LP

Investment

Investment grade, yield and market outlook

46

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 score22/100
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

69.5

Price growth score

B
Medium

Development pressure

Low

New supply risk

High investment qualityLow-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,494m
Crossrail 2 route4,481m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,068 nationally

1,463

Est. population

9,099/km²

62%

Employed

72%

Degree educated

£44,000

Median income

0.7%

Claimant rate

Urban coreHigh densityYoung professionals

39

Community stability

Age profile

20%
19%
27%
20%
14%
Under 1820%
18–3419%
35–4927%
50–6421%
65+14%

Tenure

33%
20%
41%
Own outright33%
Own (mortgage)20%
Private rent41%
Social rent6%
Shared ownership0%

Ethnicity

50%
28%
White British50%
White Other28%
Asian11%
Black2%
Mixed5%
Other5%

Employment & lifestyle

Managerial / professional60%
Routine / semi-routine7%
No car household39%
Unemployed2%
No qualifications6%

Housing tenure (Census 2021)

Private rent41%
Social rent6%

vs. London

Income vs London+4.8%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
189
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
7
Local approval rate
86%
Borough approval rate
88%
Opportunity area
No
CIL rate (residential)
£450/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
12
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
39-40, 39-40, LANSDOWNE CRESCENT, W1114 homes
completed
3-5, 3-5, LANSDOWNE ROAD, W1114 homes
completed
81-82, 81-82, Holland Park, W11 3RZ13 homes
completed
84-90, 84-90, HOLLAND PARK AVENUE, W1112 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
31.5%
Ward turnout
43%
Election year
2026
MP
Joe Powell (Labour)
MP majority
2,903
Constituency
Kensington and Bayswater

Councillors

Stéphanie PetitConservative
Marc GoldfingerConservative

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Key facts for W11 3PU

Full postcodeW11 3PU
Postcode districtW11
BoroughLondon Borough of Kensington and Chelsea
WardNorland
Latitude51.507738
Longitude-0.206434
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
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Ordnance
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