Holland · Kensington and Chelsea · Kensington and Bayswater constituency · 51.49907, -0.20130

W14 8AD— Holland, Kensington and Chelsea

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

The family fortress

 

Top 5% LondonSchools 80%Safety 78/100Transport 51/100~6% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Investment-grade — strong yield and growth signals

Liveability
76
Safety
78
Schools
65
Transport
51
Environment
80
Investment
67

The bottom line

W14 8AD offers exceptional schools (80% Good/Outstanding), low crime and a green environment — strong value for Families who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

W14 8AD

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 8AD

🛡️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 8AD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

65

Education score

Good for families
★ Top school within 1km
★★

Primary

St Barnabas and St Philip's CofE Primary School

Good · Inspected Apr 2024 · 3 min walk

KS2: 110.3

!

Secondary

Holland Park School

Inadequate · Inspected Apr 2022 · 8 min walk

P8: +0.09A8: 59.6

80% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Above London average

Childcare

Childcare

James Lee Nursery School

Not inspected · 14 min walk

4 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)

8

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kensington Fire Station · 889m

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£99,180/m²
Price per ft²£9,214/ft²
Avg floor area165.3 m²

EPC breakdown

C
4%
D
11%
E
1%

Based on 16 properties · Confidence: medium

Street mix

Detached 12%Flat 81%Other 8%

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£413,250
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, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band GAnnual charge £2,040
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+13.3%

Total change

+4106%

Market Activity

Price Velocity & Acceleration

Current Velocity

+104.7%

per year

Acceleration

-10.34

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £600k–£700k · 23 sales

Property Type Mix

Total: 23 sales

Detached8.7%
Flat/maisonette91.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£365k£1.51m+314.4%1.7
Post-dot-com plateau2003–2004£1.94m£1.95m+0.8%1.5
Pre-crash peak2006–2006£4.38m£4.38m+0%2
GFC & correction2008–2012£705k£3.35m+375.2%1.2
Brexit uncertainty2019–2019£3.49m£3.49m+0%2
Rate-rise correction2023–2023£7.50m£7.50m+0%1
Current market2025–2025£15.35m£15.35m+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.2% alpha

Flat/maisonette-0.2% α
Local
7.8%
District
8%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

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

62

Walkability score

204

Footpaths (500m)

27

Santander docks (800m)

0.2 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

16

Car parks (800m)

2

EV chargers (800m)

Nearest car park118m
Santander docks (800m)27
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Store Car Park· no
694m
🅿️
Olympia London Motorail (P4) Car Park· yes
753m

Connectivity

Broadband and mobile coverage

100%

Full fibre

6%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed124 Mbps
Median download174 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: 16%
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

7 min walk

89%

Recommend GP

89%

Overall GP experience

3

GPs within 1km

8

Dentists within 1km

Nearest hospitalCromwell Hospital · 825 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

117

Parks (1km)

29

Restaurants (800m)

16

Cafes (800m)

2

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

23

Sports (1km)

5

Convenience

Nearest supermarketGreen Valley · 352 m
19 tennis courts1 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)

0

Cinemas (2km)

61m

Post office

Nearby shops

Holland Green Express67 m
labakery73 m
Al Safi Mini Market114 m
Zaman217 m

Nearby cafes

Primrose Bakery66 m
labakery96 m
the DESIGN CAFE104 m
GAIL's107 m

Nearby restaurants

Enotecha Rosso61 m
Samad Al Iraqi92 m
Il Portico110 m
La Palombe126 m

Nearby pubs

Princess Victoria251 m
The Scarsdale Tavern283 m
The Britannia399 m
The Hansom Cab404 m

Nearby gyms

Core Collective196 m
The Kensington Studio624 m
Equinox Kensington720 m
Campden Hill Lawn Tennis Club760 m

Nearby pharmacies

The Pestle & Mortar317 m
H Lloyd Chemist484 m
Boots601 m
H. Lloyd Chemist603 m

Nearby health

Oracare Dental101 m
Longevity Clinic229 m
Group Practice310 m
Kensington Therapy Centre320 m
Food hygiene (5-star)86% of 121

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

A

High street health

Registered businesses

BIOPHILIC EDUCATION ALLIANCE LIMITED

Investment

Investment grade, yield and market outlook

67

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 months1

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

8/100

Velocity score

Future outlook

68.5

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumLow-deprivation area

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,029m
Crossrail 2 route3,718m

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)
62
Live planning apps (800m)
21
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
1
Planning apps (12 months)
10
Local approval rate
90%
Borough approval rate
88%
Opportunity area
No
CIL rate (residential)
£450/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
33
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, 7, KENSINGTON SQUARE, W810 homes
completed
27-33, 27-33, Earl's Court Road, W8 6ED6 homes
completed
156, 156, Warwick Road, W144 homes
completed
60-62, 60-62, South Edwardes Square, W8 6HP3 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 8AD

Full postcodeW14 8AD
Postcode districtW14
BoroughLondon Borough of Kensington and Chelsea
WardHolland
Latitude51.499071
Longitude-0.201299
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
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