Holland · Kensington and Chelsea · Kensington and Bayswater constituency · 51.50044, -0.20760

W14 8EF— Holland, Kensington and Chelsea

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

The family fortress

 

Top 5% LondonSchools 86%Safety 78/100Transport 57/100~6% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Investment-grade — strong yield and growth signals

Liveability
77
Safety
78
Schools
100
Transport
57
Environment
80
Investment
66

The bottom line

W14 8EF offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families who can accept its trade-offs.

The catch: 9 Japanese knotweed sites within 400m — may affect mortgage applications.

Check your dealbreakers

Toggle the things that matter to you — see how W14 8EF 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 8EF meets your needs.

Location

W14 8EF

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 8EF

🛡️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 8EF with:

Postcode Personality

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

“The family fortress”

Share:WhatsAppShare on X

How W14 8EF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Kensington Primary Academy

Not yet inspected · 6 min walk

KS2: 106.0

★★★

Secondary

The Cardinal Vaughan Memorial RC School

Outstanding · Inspected Nov 2021 · 6 min walk

P8: +1.04A8: 68.0

100% of local schools rated Good or Outstanding · based on 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

James Lee Nursery School

Not inspected · 13 min walk

6 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hammersmith Fire Station (G36) · 1.3km

Crime is 28% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£13,269/m²
Price per ft²£1,233/ft²
Avg floor area99.4 m²

EPC breakdown

B
1%
C
13%
D
10%

Based on 24 properties · Confidence: medium

Street mix

Flat 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 yield860 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£248,500
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)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band GAnnual charge £2,040
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+5.3%

Total change

+343%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.9%

per year

Acceleration

+7.49

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £450k–£500k · 36 sales

Property Type Mix

Total: 36 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£288k£433k+50.4%2.4
Post-dot-com plateau2001–2004£482k£590k+22.4%1.7
Pre-crash peak2005–2007£645k£850k+31.8%2
GFC & correction2009–2012£670k£1.38m+106%1.3
Help-to-Buy recovery2013–2016£1.15m£1.55m+34.8%1.5
Brexit uncertainty2017–2017£1.35m£1.35m+0%1
Rate-rise correction2022–2022£1.68m£1.68m+0%2
Current market2024–2025£1.40m£1.27m-8.9%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.3% alpha

Flat/maisonette+1.3% α
Local
7.9%
District
6.6%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

66out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing9
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
3.9 min walk
Kensington (Olympia)

Nearby stations

Kensington (Olympia) Rail StationMildmay · Southern
4 min walk
Kensington (Olympia)National Rail
4 min walk
Kensington (Olympia) Underground StationDistrict
4 min walk
Holland Park Underground StationCentral
9 min walk
Shepherds Bush Rail StationMildmay · Southern
11 min walk
No bus stops within 400m

57

Walkability score

197

Footpaths (500m)

25

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

12

Car parks (800m)

1

EV chargers (800m)

Nearest car park227m
Santander docks (800m)25
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Olympia London Motorail (P4) Car Park· yes
336m

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: 3.4 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 — 2.9 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

4 min walk

89%

Recommend GP

89%

Overall GP experience

8

GPs within 1km

11

Dentists within 1km

Nearest hospitalCromwell Hospital · 1.3 km
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

140

Parks (1km)

26

Restaurants (800m)

14

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

27

Sports (1km)

0

Convenience

Nearest supermarketGreen Valley · 411 m
24 tennis courts2 sports halls

Nightlife (500m)

1

Nightclubs

2

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

228m

Post office

Nearby shops

Sainsbury's Local409 m
Fair Price439 m
Zaman455 m
Al Safi Mini Market460 m

Nearby cafes

Aveda Aveda271 m
Holland Park Café372 m
Costa442 m
Primrose Bakery475 m

Nearby restaurants

Oriental Kitchen Express238 m
Alounak244 m
Cibo261 m
The Belvedere287 m

Nearby pubs

Crown & Sceptre274 m
The Hand and Flower514 m
The Bird in Hand543 m
The Havelock Tavern604 m

Nearby gyms

Holland Park Lawn Tennis Club550 m
Core Collective635 m
Campden Hill Lawn Tennis Club757 m

Nearby pharmacies

H Lloyd Chemist446 m
H. Lloyd Chemist512 m
Forrest Pharmacy747 m
The Pestle & Mortar756 m

Nearby health

Perfect Smile Dental256 m
Kensington Physio & Sports Medicine260 m
The Kensington Clinic265 m
Kensington Park Medical Centre418 m
Food hygiene (5-star)76% of 111

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

EMERGEAST LTD.
ZAND CO. LIMITED

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 score27/100
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

73.7

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityLow-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,475m
Crossrail 2 route4,177m

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)
141
Live planning apps (800m)
75
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
9
Local approval rate
100%
Borough approval rate
88%
Opportunity area
No
CIL rate (residential)
£450/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
9

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
24
Largest scheme
506 homes · 375, 375, Kensington High Street, And The Radnor Arms, 247 Warwick Road, W14 8QH
Pipeline pressure
NONE

Named schemes (500m)

LAND BETWEEN RAILWAY AND, LAND BETWEEN RAILWAY AND, RUSSELL ROAD, KENSINGTON HIGH STREET (388), W14221 homes
completed
7-13, 7-13, MELBURY ROAD, W1418 homes
completed
15-17, 15-17, Holland Road, W14 8HJ12 homes
completed
110, 110, HOLLAND ROAD, W14 8BD8 homes
completed
49, 49, Holland Road, W14 8HL8 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 8EF? 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 8EF.
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 8EF

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

No spam. Unsubscribe anytime.

Key facts for W14 8EF

Full postcodeW14 8EF
Postcode districtW14
BoroughLondon Borough of Kensington and Chelsea
WardHolland
Latitude51.500445
Longitude-0.207599
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