Holland · Kensington and Chelsea · Kensington and Bayswater constituency · 51.49974, -0.20351

W14 8AB— Holland, Kensington and Chelsea

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

The family fortress

 

Top 5% LondonSchools 83%Safety 78/100Transport 52/100Yield 5.82%

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
76
Safety
78
Schools
54
Transport
52
Environment
80
Investment
84

The bottom line

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

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Location

W14 8AB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for W14 8AB

🛡️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 W14 8AB 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 · 5 min walk

KS2: 106.0

!

Secondary

Holland Park School

Inadequate · Inspected Apr 2022 · 8 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 · 997m

Crime is 28% below London average

Property

Prices, sales volume and market trends

Avg floor area676.5 m²

EPC breakdown

C
1%
D
3%

Based on 4 properties · Confidence: low

Street mix

Terraced 67%Detached 33%

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 yield860 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£1,691,250
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, with internal insulation
RoofPitched, 200 mm loft insulation
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

1995–2014 · CAGR

+12.1%

Total change

+775%

Market Activity

Price Velocity & Acceleration

Current Velocity

+16.7%

per year

Acceleration

-249.18

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £700k+ · 4 sales

Property Type Mix

Total: 4 sales

Detached25%
Terraced75%

By decade

1990s

2000s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1995£2.00m£2.00m+0%1
Post-dot-com plateau2001–2004£441k£4.10m+829.7%1
Help-to-Buy recovery2013–2014£15.00m£17.50m+16.7%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
6.1 min walk
Kensington (Olympia)

Nearby stations

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

62

Walkability score

237

Footpaths (500m)

21

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge46 min ↑
Victoria ★33 min
Waterloo49 min ↑
Canary Wharf56 min ↑
City46 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

15

Car parks (800m)

2

EV chargers (800m)

Nearest car park52m
Santander docks (800m)21
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Olympia London Motorail (P4) Car Park· yes
601m
🅿️
Store Car Park· no
770m

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 AONB38% green spaceTree canopy: 22%
More green space than 91% 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

6

Dentists within 1km

Nearest hospitalCromwell Hospital · 995 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 6.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

127

Parks (1km)

25

Restaurants (800m)

14

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

30

Sports (1km)

6

Convenience

No pubs within 400m — nearest: Crown & Sceptre (334 m)

Nearest supermarketGreen Valley · 321 m
26 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)

225m

Post office

Nearby shops

Al Safi Mini Market202 m
Holland Green Express237 m
labakery243 m
Zaman254 m

Nearby cafes

Primrose Bakery196 m
the DESIGN CAFE232 m
Holland Park Café264 m
labakery265 m

Nearby restaurants

Samad Al Iraqi204 m
Enotecha Rosso216 m
The Belvedere239 m
Apadana258 m

Nearby pubs

Crown & Sceptre334 m
Princess Victoria422 m
The Scarsdale Tavern440 m
The Warwick Arms492 m

Nearby gyms

Core Collective344 m
Campden Hill Lawn Tennis Club705 m
Holland Park Lawn Tennis Club755 m
The Kensington Studio795 m

Nearby pharmacies

H Lloyd Chemist434 m
The Pestle & Mortar466 m
H. Lloyd Chemist545 m
Boots732 m

Nearby health

Oracare Dental270 m
Longevity Clinic380 m
Kensington Park Medical Centre448 m
Kensington Therapy Centre469 m
Food hygiene (5-star)82% of 101

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

A

High street health

Investment

Investment grade, yield and market outlook

84

Investment score

Strong

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 score27/100
Right-to-buy sales (5yr)Owner-occupier growth signal45

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+11.2%

Rent growth (1yr)

Market liquidity

Future outlook

66.1

Price growth score

B
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,186m
Crossrail 2 route3,889m

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)
118
Live planning apps (800m)
28
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
1
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)
20
Largest scheme
506 homes · 375, 375, Kensington High Street, And The Radnor Arms, 247 Warwick Road, W14 8QH
Pipeline pressure
NONE

Named schemes (500m)

Commonwealth Institute, 224-238, Commonwealth Institute, 224-238, Kensington High Street, W8 6NQ62 homes
completed
7-13, 7-13, MELBURY ROAD, W1418 homes
completed
15-17, 15-17, Holland Road, W14 8HJ12 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

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Key facts for W14 8AB

Full postcodeW14 8AB
Postcode districtW14
BoroughLondon Borough of Kensington and Chelsea
WardHolland
Latitude51.499744
Longitude-0.203506
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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