Holland · Kensington and Chelsea · Kensington and Bayswater constituency · 51.49867, -0.20178

W14 8AE— Holland, Kensington and Chelsea

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

The family fortress

 

Top 5% LondonSchools 80%Safety 78/100Transport 51/100Yield 5.82%⚠ Knotweed sites nearby

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
76
Safety
78
Schools
65
Transport
51
Environment
80
Investment
85

The bottom line

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

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

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Location

W14 8AE

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 8AE

🛡️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 8AE 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 · 9 min walk

P8: +0.09A8: 59.6

80% of local schools rated Good or Outstanding · based on 14 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)

7

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kensington Fire Station · 940m

Crime is 28% below London average

Property

Prices, sales volume and market trends

Avg floor area147.9 m²

EPC breakdown

D
5%
E
2%

Based on 7 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

Energy & construction

Solar yield860 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£369,750
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofFlat, no insulation (assumed)
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

+11.8%

Total change

+736%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.3%

per year

Acceleration

-23.59

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £700k+ · 9 sales

Property Type Mix

Total: 9 sales

Terraced100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1997£311k£495k+59.2%1
Post-dot-com plateau2001–2001£840k£840k+0%1
Pre-crash peak2007–2007£1.63m£1.63m+0%2
GFC & correction2011–2011£1.65m£1.65m+0%1
Help-to-Buy recovery2013–2014£2.27m£2.60m+14.3%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
7 min walk
Kensington (Olympia)

Nearby stations

Kensington (Olympia) Underground StationDistrict
7 min walk
Kensington (Olympia) Rail StationMildmay · Southern
8 min walk
Kensington (Olympia)National Rail
8 min walk
High Street Kensington Underground StationDistrict · Circle
8 min walk
Earl's Court Underground StationDistrict · Piccadilly
12 min walk
No bus stops within 400m

63

Walkability score

221

Footpaths (500m)

26

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

18

Car parks (800m)

2

EV chargers (800m)

Nearest car park119m
Santander docks (800m)26
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Store Car Park· no
647m
🅿️
Olympia London Motorail (P4) 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
NoiseMEDIUM
road
MODERATE
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

4

GPs within 1km

9

Dentists within 1km

Nearest hospitalCromwell Hospital · 832 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 6.6 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)

4

Pharmacies (800m)

2

Gyms (1km)

23

Sports (1km)

6

Convenience

Nearest supermarketGreen Valley · 299 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)

1

Cinemas (2km)

67m

Post office

Nearby shops

Al Safi Mini Market60 m
Holland Green Express88 m
labakery98 m
Zaman162 m

Nearby cafes

Primrose Bakery27 m
labakery129 m
GAIL's141 m
the DESIGN CAFE159 m

Nearby restaurants

Samad Al Iraqi43 m
Enotecha Rosso52 m
Il Portico126 m
La Palombe148 m

Nearby pubs

Princess Victoria270 m
The Scarsdale Tavern271 m
The Warwick Arms384 m
Crown & Sceptre398 m

Nearby gyms

Core Collective242 m
The Kensington Studio636 m
Equinox Kensington766 m
Campden Hill Lawn Tennis Club806 m

Nearby pharmacies

The Pestle & Mortar359 m
H Lloyd Chemist431 m
H. Lloyd Chemist551 m
Boots647 m

Nearby health

Oracare Dental135 m
Longevity Clinic271 m
Group Practice319 m
Kensington Therapy Centre362 m
Food hygiene (5-star)86% of 117

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

LOVEGRASS PRODUCTIONS LTD

Investment

Investment grade, yield and market outlook

85

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 score28/100
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

65.8

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumLow-deprivation area

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,060m
Crossrail 2 route3,727m

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)
61
Live planning apps (800m)
27
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
1
Planning apps (12 months)
10
Planning apps (3 years)
2
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)
29
Largest scheme
506 homes · 375, 375, Kensington High Street, And The Radnor Arms, 247 Warwick Road, W14 8QH
Pipeline pressure
NONE

Named schemes (500m)

213-215, 213-215, Warwick Road, W14 8PU160 homes
completed
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

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 8AE

Full postcodeW14 8AE
Postcode districtW14
BoroughLondon Borough of Kensington and Chelsea
WardHolland
Latitude51.498674
Longitude-0.201776
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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