Notting Dale · Kensington and Chelsea · Kensington and Bayswater constituency · 51.51144, -0.21179

W11 4EW— Notting Dale, Kensington and Chelsea

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

The family fortress

 

Schools 80%Safety 68/100Transport 49/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
63
Safety
68
Schools
90
Transport
49
Environment
75
Investment
39

The bottom line

W11 4EW offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — a strong choice for Families.

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Location

W11 4EW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-12.1% vs London avg
vs London crime+64.0% vs London avg

Deep-dive guides for W11 4EW

🛡️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 4EW 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 · 2 min walk

KS2: 103.5

—

Secondary

Kensington Aldridge Academy

Not yet inspected · 5 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 · 2 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

106.8 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 1007.7%

-6% vs borough

Crime by type

Other27%
Violence & sexual offences25%
Anti-social behaviour19%
Vehicle crime13%
Burglary10%
Drug offences3%
Robbery3%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: North Kensington Fire Station · 1.2km

Crime is +64% 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£12,048/m²
Price per ft²£1,119/ft²
Avg floor area100 m²

EPC breakdown

C
4%
D
5%

Based on 9 properties · Confidence: low

Street mix

Terraced 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£250,000
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
RoofFlat, limited insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,224
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6%

Total change

+471%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.1%

per year

Acceleration

+22.13

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £250k–£300k · 18 sales

Property Type Mix

Total: 18 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£210k£388k+84.8%1.3
Post-dot-com plateau2004–2004£528k£528k+0%2
Pre-crash peak2005–2007£498k£650k+30.7%1.5
GFC & correction2008–2012£800k£950k+18.8%1
Help-to-Buy recovery2015–2015£1.26m£1.26m+0%1
Rate-rise correction2023–2023£1.10m£1.10m+0%1
Current market2025–2025£1.20m£1.20m+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-2.5% alpha

Terraced-2.5% α
Local
8.6%
District
11.1%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Ladbroke Grove Underground StationHammersmith & City line
7.9 min walk
Shepherds Bush

Nearby stations

Latimer Road Underground StationHammersmith & City · Circle
6 min walk
Holland Park Underground StationCentral
8 min walk
Ladbroke Grove Underground StationCircle · Hammersmith & City
8 min walk
Shepherds Bush Rail StationMildmay · Southern
10 min walk
Shepherds BushNational Rail
10 min walk
No bus stops within 400m

57

Walkability score

115

Footpaths (500m)

24

Santander docks (800m)

0.1 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 park211m
Santander docks (800m)24
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Westway Sports Centre car park· yes
724m

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: 3.2 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 61%
More green space than 77% of London

Nearest SSSI: Barn Elms Wetland Centre SSSI — 3.8 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

12

GPs within 1km

4

Dentists within 1km

Nearest hospitalSt Charles' Hospital · 1.3 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

108

Parks (1km)

23

Restaurants (800m)

9

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

4

Gyms (1km)

21

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Garden Bar (471 m)

Nearest supermarketOksa Quality Food · 123 m
13 tennis courts1 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

106m

Post office

Nearby shops

Premier108 m
Mary Place Store140 m
St Ann's Store403 m
Swanscombe News486 m

Nearby cafes

Embassy Cafe353 m
Grounds of Arabica434 m
Courtyard Cafè446 m
Arab Quarter600 m

Nearby restaurants

Casa Cruz137 m
Julie's171 m
Five Guys508 m
Six Portland Road543 m

Nearby pubs

Garden Bar471 m
Pig & Whistle489 m
The Elgin572 m
The Castle601 m

Nearby gyms

Kensington Leisure Centre290 m
Equilibrium420 m
Virgin Active513 m
Form Studios652 m

Nearby pharmacies

Faro Pharmacy513 m
Dr Evans Pharmacy600 m
Chana Chemist646 m
Blenheim Pharmacy717 m

Nearby health

National Migraine Centre104 m
Walmer Road Clinic107 m
The Holland Park Dentist593 m
Ladbroke Grove Dental Care657 m
Food hygiene (5-star)83% of 135

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

E

High street health

Registered businesses

ODA CREATIVE LTD

Investment

Investment grade, yield and market outlook

39

Investment score

Weak

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 score18/100
Right-to-buy sales (5yr)Owner-occupier growth signal45
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+11.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

39.7

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,940m
Crossrail 2 route4,970m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,306 nationally

1,349

Est. population

14,382/km²

48%

Employed

48%

Degree educated

£36,900

Median income

6.7%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

38

Community stability

Age profile

20%
17%
17%
24%
22%
Under 1820%
18–3417%
35–4917%
50–6424%
65+22%

Tenure

14%
69%
Own outright9%
Own (mortgage)6%
Private rent14%
Social rent70%
Shared ownership1%
Rent free0%

Ethnicity

44%
20%
White British44%
White Other20%
Asian7%
Black12%
Mixed8%
Other10%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine19%
No car household61%
Unemployed4%
No qualifications20%

Housing tenure (Census 2021)

Social rent69%
Private rent14%

vs. London

Income vs London-12.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
97
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
4
Local approval rate
75%
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
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)

Kensington Sports Centre (Phase IV housing), Kensington Sports Centre (Phase IV housing), Walmer Road, W11 4PQ32 homes
completed
Land at Lancaster Green, Land at Lancaster Green, Silchester Road, bounded by Grenfell Road and Bomore Road, W11 4PQ32 homes
completed
1-25 (NO 13)SOUTHWOOD HOUSE, 41-49, 1-25 (NO 13)SOUTHWOOD HOUSE, 41-49, AVONDALE PARK ROAD, W11 4HF17 homes
completed
47-50, 47-50, ST JAMES'S GARDENS, W1116 homes
completed
42-46, 42-46, ST JAMES'S GARDENS, W1116 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 4EW

Full postcodeW11 4EW
Postcode districtW11
BoroughLondon Borough of Kensington and Chelsea
WardNotting Dale
Latitude51.511443
Longitude-0.211793
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