Notting Dale · Kensington and Chelsea · Kensington and Bayswater constituency · 51.51266, -0.21461

W11 4BL— Notting Dale, Kensington and Chelsea

Location and area intelligence for W11 4BL, Notting Dale, Kensington and Chelsea

The practical family move

 

Schools 90%Safety 76/100Transport 50/100Low yield 3.20%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
65
Safety
76
Schools
90
Transport
50
Environment
73
Investment
48

The bottom line

W11 4BL offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

W11 4BL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-12.1% vs London avg
vs London crime-11.0% vs London avg

Deep-dive guides for W11 4BL

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How W11 4BL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Avondale Park Primary School

Good · Inspected Jun 2023 · 3 min walk

KS2: 103.5

—

Secondary

Kensington Aldridge Academy

Not yet inspected · 2 min walk

P8: +0.13A8: 55.5

100% of local schools rated Good or Outstanding · based on 30 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

St Anne's & Avondale Park Nursery School

Good · 3 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

57.5 incidents per 1,000 residents

Better than 56% of London
↑ Rising 918.2%

-49% vs borough

Crime by type

Other37%
Anti-social behaviour24%
Violence & sexual offences19%
Vehicle crime8%
Drug offences6%
Burglary4%
Robbery2%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: North Kensington Fire Station · 1.0km

Crime is 11% below London average

Property

Prices, sales volume and market trends

Avg floor area104 m²

EPC breakdown

D
1%
E
2%

Based on 3 properties · Confidence: low

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£260,000
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, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,088
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2009–2014 · CAGR

+17.1%

Total change

+120%

Market Activity

Price Velocity & Acceleration

Current Velocity

+120.0%

per year

Acceleration

+0.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £700k+ · 2 sales

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2009–2009£500k£500k+0%1
Help-to-Buy recovery2014–2014£1.10m£1.10m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Latimer Road Underground StationHammersmith & City line
2.8 min walk
Shepherds Bush

Nearby stations

Latimer Road Underground StationHammersmith & City · Circle
3 min walk
Ladbroke Grove Underground StationCircle · Hammersmith & City
8 min walk
White City Underground StationCentral
8 min walk
Wood Lane Underground StationHammersmith & City · Circle
10 min walk
Shepherds Bush Rail StationMildmay · Southern
11 min walk
No bus stops within 400m

56

Walkability score

182

Footpaths (500m)

21

Santander docks (800m)

0.0 km

Nearest cycle dock

Central London commute times

London Bridge47 min ↑
Victoria ★35 min
Waterloo48 min ↑
Canary Wharf56 min ↑
City43 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

17

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)22
Nearest car park204m
Santander docks (800m)21
Nearest cycle dock0.0 km

Nearby car parks

🅿️
Westway Sports Centre car park· yes
493m

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: 3.4 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 64%
Above average green space

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 FORELAND MEDICAL CENTRE

188 WALMER ROAD, W11 4EP

2 min walk

77%

Recommend GP

77%

Overall GP experience

11

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 1.1 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 5.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

105

Parks (1km)

14

Restaurants (800m)

8

Cafes (800m)

2

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

26

Sports (1km)

3

Convenience

Nearest supermarketOksa Quality Food · 243 m
17 tennis courts1 swimming pools6 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)

2

Cinemas (2km)

253m

Post office

Nearby shops

Mary Place Store173 m
Nisa Local251 m
Premier256 m
The Co-operative Food256 m

Nearby cafes

Grounds of Arabica246 m
Embassy Cafe297 m
Courtyard Cafè362 m
Cozy Trio600 m

Nearby restaurants

Casa Cruz234 m
Five Guys320 m
Julie's400 m
The Chopstix Express551 m

Nearby pubs

Garden Bar243 m
Pig & Whistle252 m
The Elgin565 m
The Knight of Notting Hill578 m

Nearby gyms

Kensington Leisure Centre116 m
Virgin Active425 m
Equilibrium451 m
Westway Sports Centre530 m

Nearby pharmacies

Faro Pharmacy559 m
Chana Chemist604 m
Spivack Chemist660 m
Boots687 m

Nearby health

Walmer Road Clinic153 m
National Migraine Centre154 m
Ladbroke Grove Dental Care611 m
The Holland Park Dentist794 m
Food hygiene (5-star)76% of 100

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

48

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 score17/100
Right-to-buy sales (5yr)Owner-occupier growth signal45

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+11.2%

Rent growth (1yr)

Market liquidity

Future outlook

26.3

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,161m
Crossrail 2 route5,190m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,438 nationally

1,946

Est. population

30,000/km²

47%

Employed

34%

Degree educated

£36,900

Median income

4.1%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

33

Community stability

Age profile

24%
23%
20%
20%
14%
Under 1824%
18–3423%
35–4920%
50–6420%
65+14%

Tenure

23%
64%
Own outright6%
Own (mortgage)5%
Private rent23%
Social rent64%
Shared ownership2%
Rent free0%

Ethnicity

17%
20%
23%
15%
White British17%
White Other20%
Asian23%
Black15%
Mixed13%
Other13%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine24%
No car household61%
Unemployed11%
No qualifications23%

Housing tenure (Census 2021)

Social rent64%
Private rent23%

vs. London

Income vs London-12.1%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
54
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
3
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)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
10
Largest scheme
122 homes · LAND AT & TO NORTH OF EDWARD WOODS EST., LAND AT & TO NORTH OF EDWARD WOODS EST., ST ANN'S ROAD, W11
Pipeline pressure
NONE

Named schemes (500m)

LAND AT & TO NORTH OF EDWARD WOODS EST., LAND AT & TO NORTH OF EDWARD WOODS EST., ST ANN'S ROAD, W11122 homes
completed
Silchester Garages Site & Latymer Day Nursery, 154, Silchester Garages Site & Latymer Day Nursery, 154, Freston Road, W10 6TR112 homes
completed
50, 50, KINGSDOWN CLOSE, W1044 homes
completed
LAND BOUNDED BY, LAND BOUNDED BY, ST. ANN'S ROAD, MORTIMER SQUARE, FRESTON ROAD, W1134 homes
completed
Land at Lancaster Green, Land at Lancaster Green, Silchester Road, bounded by Grenfell Road and Bomore Road, W11 4PQ32 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
16.8%
Ward turnout
35%
Election year
2026
MP
Joe Powell (Labour)
MP majority
2,903
Constituency
Kensington and Bayswater

Councillors

Claire SimmonsLabour
Mona Kamal AhmedLabour
Marwan ElnaghiLabour

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Key facts for W11 4BL

Full postcodeW11 4BL
Postcode districtW11
BoroughLondon Borough of Kensington and Chelsea
WardNotting Dale
Latitude51.512656
Longitude-0.214614
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
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