Holland · Kensington and Chelsea · Kensington and Bayswater constituency · 51.50055, -0.20395

W14 8AA— Holland, Kensington and Chelsea

Location and area intelligence for W14 8AA, Holland, Kensington and Chelsea

The family fortress

 

Top 5% LondonSchools 83%Safety 78/100Transport 54/100~6% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Investment-grade — strong yield and growth signals

Liveability
76
Safety
78
Schools
54
Transport
54
Environment
81
Investment
66

The bottom line

W14 8AA offers exceptional schools (83% Good/Outstanding), low crime, fast broadband and a green environment — a strong choice for Families.

Check your dealbreakers

Toggle the things that matter to you — see how W14 8AA scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how W14 8AA meets your needs.

Location

W14 8AA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+2.4% vs London avg
vs London crime-28.0% vs London avg

Deep-dive guides for W14 8AA

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare W14 8AA with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe🍕 Buzzing

“The family fortress”

Share:WhatsAppShare on X

How W14 8AA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

54

Education score

Fair for families
★ Top school within 1km
—

Primary

Kensington Primary Academy

Not yet inspected · 6 min walk

KS2: 106.0

!

Secondary

Holland Park School

Inadequate · Inspected Apr 2022 · 7 min walk

P8: +0.09A8: 59.6

83% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Above London average

Childcare

Childcare

James Lee Nursery School

Not inspected · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

46.6 incidents per 1,000 residents

Better than 65% of London
↑ Rising 360.0%

from a low base — still below London average

-59% vs borough

Crime by type

Vehicle crime26%
Other25%
Violence & sexual offences25%
Anti-social behaviour14%
Theft3%
Robbery3%
Burglary3%
Drug offences1%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kensington Fire Station · 998m

Crime is 28% below 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.

W14 district median

£527,500

Based on 286 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£32,218/m²
Price per ft²£2,993/ft²
Avg floor area566.5 m²

EPC breakdown

C
5%
D
12%
E
7%
F
2%

Based on 26 properties · Confidence: medium

Street mix

Semi 3%Terraced 89%Detached 6%Other 3%

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 yield860 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£1,416,250
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, insulated at rafters
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band GAnnual charge £2,040
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+8.3%

Total change

+911%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.2%

per year

Acceleration

-3.02

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £600k–£700k · 16 sales

Property Type Mix

Total: 16 sales

Semi-detached6.3%
Terraced93.8%

By decade

1990s

2000s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£1.78m£4.50m+152.8%2
Post-dot-com plateau2001–2004£475k£6.15m+1195.8%1
Pre-crash peak2005–2007£750k£13.00m+1633.3%1
GFC & correction2011–2012£12.00m£16.25m+35.4%1
Help-to-Buy recovery2013–2016£18.70m£23.30m+24.6%1.5
Brexit uncertainty2018–2019£12.55m£21.20m+68.9%2
Pandemic surge2020–2021£14.02m£20.25m+44.4%1.5
Rate-rise correction2022–2022£19.40m£19.40m+0%1
Current market2024–2024£18.00m£18.00m+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-30.3% alpha

Terraced-30.3% α
Local
-21.6%
District
8.7%

CAGR over 3yr 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 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Kensington (Olympia) Underground StationDistrict line
6.2 min walk
Kensington (Olympia)

Nearby stations

Kensington (Olympia) Underground StationDistrict
7 min walk
Kensington (Olympia) Rail StationMildmay · Southern
7 min walk
Kensington (Olympia)National Rail
7 min walk
Holland Park Underground StationCentral
9 min walk
High Street Kensington Underground StationDistrict · Circle
10 min walk
No bus stops within 400m

60

Walkability score

209

Footpaths (500m)

21

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 park139m
Santander docks (800m)21
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Olympia London Motorail (P4) Car Park· yes
583m

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: 3.2 km away✗ Not Green Belt✗ Not AONB40% green spaceTree canopy: 19%
More green space than 92% of London

Nearest SSSI: Barn Elms Wetland Centre SSSI — 3.0 km

Energy

Solar: 860 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): None recorded

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 yield859.7 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

KENSINGTON PARK MEDICAL CENTRE

75 RUSSELL ROAD, W14 8HW

6 min walk

89%

Recommend GP

89%

Overall GP experience

5

GPs within 1km

9

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCromwell Hospital · 1.1 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 6.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

123

Parks (1km)

27

Restaurants (800m)

17

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

32

Sports (1km)

3

Convenience

No pubs within 400m — nearest: Crown & Sceptre (373 m)

Nearest supermarketGreen Valley · 398 m
28 tennis courts2 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)

1

Cinemas (2km)

306m

Post office

Nearby shops

Al Safi Mini Market296 m
Holland Green Express314 m
labakery318 m
Zaman347 m

Nearby cafes

Holland Park Café185 m
the DESIGN CAFE280 m
Primrose Bakery284 m
labakery334 m

Nearby restaurants

The Belvedere146 m
Samad Al Iraqi296 m
Enotecha Rosso300 m
Apadana351 m

Nearby pubs

Crown & Sceptre373 m
Princess Victoria492 m
The Scarsdale Tavern527 m
The Warwick Arms584 m

Nearby gyms

Core Collective391 m
Campden Hill Lawn Tennis Club628 m
Holland Park Lawn Tennis Club666 m
The Life Centre Notting Hill948 m

Nearby pharmacies

H Lloyd Chemist498 m
The Pestle & Mortar509 m
H. Lloyd Chemist603 m
Boots754 m

Nearby health

Oracare Dental338 m
Longevity Clinic428 m
Kensington Park Medical Centre503 m
Perfect Smile Dental509 m
Food hygiene (5-star)84% of 97

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

GRASSBY FAMILY LIMITED PARTNERSHIP
RUBIES IN THE RUBBLE LTD

Investment

Investment grade, yield and market outlook

66

Investment score

Good

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
5.8% (good)London avg: 3.8%Strong yield — top 12% of London
Gentrification score28/100
Right-to-buy sales (5yr)Owner-occupier growth signal45
Sales last 12 months0

Rental market

High

Demand

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

69.6

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumLow-deprivation area

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,223m
Crossrail 2 route3,958m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 28,589 nationally

1,480

Est. population

9,458/km²

53%

Employed

67%

Degree educated

£43,000

Median income

1.6%

Claimant rate

Inner cityHigh densityYoung professionals

39

Community stability

Age profile

27%
17%
19%
22%
15%
Under 1827%
18–3417%
35–4919%
50–6422%
65+15%

Tenure

37%
14%
41%
Own outright37%
Own (mortgage)14%
Private rent41%
Social rent7%
Shared ownership0%

Ethnicity

25%
37%
19%
White British25%
White Other37%
Asian13%
Black1%
Mixed5%
Other19%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine9%
No car household35%
Unemployed3%
No qualifications6%

Housing tenure (Census 2021)

Private rent41%
Social rent7%

vs. London

Income vs London+2.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
162
Live planning apps (800m)
19
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
2
Local approval rate
92%
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)
9
Largest scheme
506 homes · 375, 375, Kensington High Street, And The Radnor Arms, 247 Warwick Road, W14 8QH
Pipeline pressure
NONE

Named schemes (500m)

Holland Park School Southern Site, Holland Park School Southern Site, Campden Hill, W8 7AF69 homes
completed
Commonwealth Institute, 224-238, Commonwealth Institute, 224-238, Kensington High Street, W8 6NQ62 homes
completed
7-13, 7-13, MELBURY ROAD, W1418 homes
completed
7, 7, KENSINGTON SQUARE, W810 homes
completed
21, 21, Napier Place, W14 8LG4 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

Live in W14 8AA? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for W14 8AA.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Kensington and Chelsea with nearby boroughs:

Kensington and Chelsea vs Hammersmith And FulhamKensington and Chelsea vs WestminsterKensington and Chelsea vs Camden

Similar postcodes

Frequently asked questions

📍 Track W14 8AA

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for W14 8AA

Full postcodeW14 8AA
Postcode districtW14
BoroughLondon Borough of Kensington and Chelsea
WardHolland
Latitude51.500551
Longitude-0.203950
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