Holland · Kensington and Chelsea · Kensington and Bayswater constituency · 51.50589, -0.20479

W11 3TA— Holland, Kensington and Chelsea

Location and area intelligence for W11 3TA, Holland, Kensington and Chelsea

The family fortress

 

Top 5% LondonSchools 86%Safety 78/100Transport 63/100~3% yield · indicativeOnly 4 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
78
Safety
78
Schools
68
Transport
63
Environment
82
Investment
50

The bottom line

W11 3TA offers exceptional schools (86% Good/Outstanding), low crime, fast broadband and a green environment — a strong choice for Families and Owner-occupiers.

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Location

W11 3TA

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+2.4% vs London avg
vs London crime-36.0% vs London avg

Deep-dive guides for W11 3TA

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How W11 3TA 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 · 7 min walk

KS2: 103.6

!

Secondary

Holland Park School

Inadequate · Inspected Apr 2022 · 4 min walk

P8: +0.09A8: 59.6

86% of local schools rated Good or Outstanding · based on 22 schools within 1.5km

Above London average

Childcare

★★

Childcare

St Anne's & Avondale Park Nursery School

Good · 10 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

41.3 incidents per 1,000 residents

Better than 70% of London
↑ Rising 229.4%

from a low base — still below London average

-64% vs borough

Crime by type

Other29%
Violence & sexual offences25%
Anti-social behaviour14%
Vehicle crime14%
Burglary13%
Theft5%
Drug offences0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Kensington Fire Station · 1.1km

Crime is 36% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£16,863/m²
Price per ft²£1,567/ft²
Avg floor area165 m²

EPC breakdown

C
2%
D
21%
E
6%
F
1%

Based on 30 properties · Confidence: high

Street mix

Flat 91%Other 9%

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£412,500
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 HAnnual charge £2,448
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+8.1%

Total change

+941%

Market Activity

Price Velocity & Acceleration

Current Velocity

-26.1%

per year

Acceleration

-13.43

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £450k–£500k · 51 sales

Property Type Mix

Total: 51 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£245k£245k+0%2.6
Post-dot-com plateau2001–2004£475k£513k+7.9%1.7
Pre-crash peak2005–2007£361k£653k+80.7%3.3
GFC & correction2008–2012£1.20m£1.36m+13.3%2.7
Help-to-Buy recovery2014–2015£5.25m£1.98m-62.4%3.5
Brexit uncertainty2017–2017£850k£850k+0%1
Pandemic surge2020–2020£1.74m£1.74m+0%2
Rate-rise correction2022–2023£1.60m£3.95m+146.9%1
Current market2024–2025£3.45m£2.55m-26.1%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.7% alpha

Flat/maisonette+1.7% α
Local
8.1%
District
6.4%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

64out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing1
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
1.8 min walk
Kensington (Olympia)

Nearby stations

Holland Park Underground StationCentral
2 min walk
Notting Hill Gate Underground StationCircle · District
9 min walk
Shepherds Bush Rail StationSouthern · Mildmay
11 min walk
Kensington (Olympia) Rail StationSouthern · Mildmay
12 min walk
Kensington (Olympia)National Rail
12 min walk
No bus stops within 400m

51

Walkability score

227

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

10

Car parks (800m)

1

EV chargers (800m)

Nearest car park465m
Santander docks (800m)28
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: 2.9 km away✗ Not Green Belt✗ Not AONB45% green spaceTree canopy: 10%
More green space than 94% of London

Nearest SSSI: Barn Elms Wetland Centre SSSI — 3.5 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

3 min walk

70%

Recommend GP

70%

Overall GP experience

6

GPs within 1km

11

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCromwell Hospital · 1.5 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 5.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

138

Parks (1km)

16

Restaurants (800m)

6

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

4

Gyms (1km)

35

Sports (1km)

7

Convenience

Nearest supermarketM&S Simply Food · 590 m
28 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)

855m

Post office

Nearby shops

Michanicou Bros200 m
La Piccola Deli205 m
Speck Delicatessen227 m
Bens233 m

Nearby cafes

Starbucks170 m
Unico170 m
Joe & The Juice180 m
Arab Quarter197 m

Nearby restaurants

Pret A Manger172 m
Mister Pumpernick217 m
Vori242 m
Flat Three Restaurant243 m

Nearby pubs

The Castle194 m
The Mitre248 m
The Ladbroke Arms379 m
Windsor Castle437 m

Nearby gyms

Campden Hill Lawn Tennis Club257 m
Holland Park Lawn Tennis Club379 m
Heartcore Fitness590 m
The Life Centre Notting Hill645 m

Nearby pharmacies

Notting Hill Pharmacy667 m
The Pestle & Mortar896 m
Baywood Chemist953 m
Dr Evans Pharmacy1.0 km

Nearby health

The Holland Park Dentist314 m
Ruh Dental437 m
pembridge dental451 m
Pembridge Dental705 m
Food hygiene (5-star)87% of 77

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
45

High street

E

High street health

Registered businesses

BOVANT LTD
GATE2GROWTH HOLDINGS LIMITED
HJS HOLD CO LIMITED
NORTH PINE ADVISORY UK LIMITED
REACH FOR THE PEACH LTD

+1 more

Investment

Investment grade, yield and market outlook

50

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 months2

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

17/100

Velocity score

Future outlook

68.9

Price growth score

B
Medium

Development pressure

Low

New supply risk

Low-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,348m
Crossrail 2 route4,284m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 29,340 nationally

1,355

Est. population

8,595/km²

59%

Employed

74%

Degree educated

£43,000

Median income

1.2%

Claimant rate

Urban coreHigh densityYoung professionals

47

Community stability

Age profile

24%
14%
27%
18%
17%
Under 1824%
18–3414%
35–4927%
50–6418%
65+17%

Tenure

47%
17%
31%
Own outright47%
Own (mortgage)17%
Private rent31%
Social rent4%
Shared ownership1%

Ethnicity

32%
37%
17%
White British32%
White Other37%
Asian17%
Black1%
Mixed5%
Other8%

Employment & lifestyle

Managerial / professional57%
Routine / semi-routine8%
No car household30%
Unemployed3%
No qualifications5%

Housing tenure (Census 2021)

Private rent31%
Social rent4%

vs. London

Income vs London+2.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
185
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
6
Local approval rate
100%
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)
13
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
3-5, 3-5, LANSDOWNE ROAD, W1114 homes
completed
84-90, 84-90, HOLLAND PARK AVENUE, W1112 homes
completed
68, 68, Holland Park, W11 3SJ5 homes
completed
68, 68, Holland Park, W11 3SJ5 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
22.4%
Ward turnout
41%
Election year
2026
MP
Joe Powell (Labour)
MP majority
2,903
Constituency
Kensington and Bayswater

Councillors

Lucy KnightConservative
Johnny ThalassitesConservative
Aarien Uday Om AretiConservative

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Key facts for W11 3TA

Full postcodeW11 3TA
Postcode districtW11
BoroughLondon Borough of Kensington and Chelsea
WardHolland
Latitude51.505887
Longitude-0.204792
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