Holland · Kensington and Chelsea · Kensington and Bayswater constituency · 51.50342, -0.20802

W14 8EP— Holland, Kensington and Chelsea

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

The family fortress

 

Top 5% LondonSchools 86%Safety 78/100Transport 59/100~6% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

Investment-grade — strong yield and growth signals

Liveability
75
Safety
78
Schools
95
Transport
59
Environment
81
Investment
67

The bottom line

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

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

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Location

W14 8EP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+2.4% vs London avg
vs London crime-36.0% vs London avg

Deep-dive guides for W14 8EP

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How W14 8EP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Clement and St James CofE Primary School

Good · Inspected Jun 2023 · 8 min walk

KS2: 103.6

★★★

Secondary

The Cardinal Vaughan Memorial RC School

Outstanding · Inspected Nov 2021 · 3 min walk

P8: +1.04A8: 68.0

100% of local schools rated Good or Outstanding · based on 25 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

St Anne's & Avondale Park Nursery School

Good · 11 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

41.3 incidents per 1,000 residents

Better than 70% of London
↑ Rising 229.4%

from a low base — still below London average

-64% vs borough

Crime by type

Other29%
Violence & sexual offences25%
Anti-social behaviour14%
Vehicle crime14%
Burglary13%
Theft5%
Drug offences0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Hammersmith Fire Station (G36) · 1.4km

Crime is 36% 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£25,145/m²
Price per ft²£2,336/ft²
Avg floor area214.1 m²

EPC breakdown

C
6%
D
5%
E
4%

Based on 15 properties · Confidence: medium

Street mix

Semi 9%Terraced 76%Flat 15%

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£535,250
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
RoofFlat, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band HAnnual charge £2,448
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+8.2%

Total change

+880%

Market Activity

Price Velocity & Acceleration

Current Velocity

+152.0%

per year

Acceleration

+228.37

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £500k–£600k · 45 sales

Property Type Mix

Total: 45 sales

Semi-detached8.9%
Terraced75.6%
Flat/maisonette15.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£487k£260k-46.6%2
Post-dot-com plateau2001–2004£1.20m£2.17m+80.8%2
Pre-crash peak2005–2007£1.50m£1.86m+23.7%3.7
GFC & correction2009–2011£1.07m£433k-59.7%1
Help-to-Buy recovery2013–2016£1.89m£3.17m+68%1.5
Brexit uncertainty2018–2019£3.50m£2.21m-36.8%1.5
Pandemic surge2021–2021£8.03m£8.03m+0%2
Rate-rise correction2022–2022£1.90m£1.90m+0%1
Current market2024–2024£4.78m£4.78m+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1.2% alpha

Terraced+1.2% α
Local
8.2%
District
7%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Holland Park Underground StationCentral line
5.3 min walk
Kensington (Olympia)

Nearby stations

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

47

Walkability score

157

Footpaths (500m)

24

Santander docks (800m)

0.2 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

18

Car parks (800m)

2

EV chargers (800m)

Nearest car park242m
Santander docks (800m)24
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Olympia London Motorail (P4) Car Park· yes
532m

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 waterLOW
Low
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: 3.3 km away✗ Not Green Belt✗ Not AONB41% green spaceTree canopy: 58%
More green space than 92% of London

Nearest SSSI: Barn Elms Wetland Centre SSSI — 3.1 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

PORTLAND ROAD PRACTICE

16 PORTLAND ROAD, W11 4LA

5 min walk

70%

Recommend GP

70%

Overall GP experience

8

GPs within 1km

8

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCromwell Hospital · 1.5 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 6.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

144

Parks (1km)

13

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

32

Sports (1km)

3

Convenience

No pubs within 400m — nearest: The Castle (397 m)

Nearest supermarketGreen Valley · 733 m
29 tennis courts2 sports halls

Nightlife (500m)

1

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

414m

Post office

Nearby shops

Holland Park Supermarket343 m
Bens363 m
Speck Delicatessen385 m
Michanicou Bros422 m

Nearby cafes

Holland Park Café382 m
Arab Quarter393 m
Joe & The Juice417 m
Unico452 m

Nearby restaurants

The Belvedere320 m
Edera337 m
Flat Three Restaurant357 m
Urchin359 m

Nearby pubs

The Castle397 m
The Mitre596 m
Crown & Sceptre606 m
The Stewart Arms611 m

Nearby gyms

Holland Park Lawn Tennis Club240 m
Campden Hill Lawn Tennis Club555 m
Core Collective786 m
Equilibrium802 m

Nearby pharmacies

Boots731 m
Faro Pharmacy742 m
H Lloyd Chemist778 m
H. Lloyd Chemist841 m

Nearby health

The Holland Park Dentist338 m
Perfect Smile Dental415 m
Kensington Physio & Sports Medicine441 m
The Kensington Clinic447 m
Food hygiene (5-star)85% of 75

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

E

High street health

Registered businesses

HAI GALLERY LTD
INGRAMS ESTATES 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 score23/100
Right-to-buy sales (5yr)Owner-occupier growth signal45
Sales last 12 months0

Rental market

Very High

Demand

Very 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

68.1

Price growth score

B
High

Development pressure

Low

New supply risk

Low-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,533m
Crossrail 2 route4,356m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 29,340 nationally

1,355

Est. population

8,595/km²

59%

Employed

74%

Degree educated

£43,000

Median income

1.2%

Claimant rate

Urban coreHigh densityYoung professionals

47

Community stability

Age profile

24%
14%
27%
18%
17%
Under 1824%
18–3414%
35–4927%
50–6418%
65+17%

Tenure

47%
17%
31%
Own outright47%
Own (mortgage)17%
Private rent31%
Social rent4%
Shared ownership1%

Ethnicity

32%
37%
17%
White British32%
White Other37%
Asian17%
Black1%
Mixed5%
Other8%

Employment & lifestyle

Managerial / professional57%
Routine / semi-routine8%
No car household30%
Unemployed3%
No qualifications5%

Housing tenure (Census 2021)

Private rent31%
Social rent4%

vs. London

Income vs London+2.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
165
Live planning apps (800m)
27
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
4
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)
14
Largest scheme
221 homes · LAND BETWEEN RAILWAY AND, LAND BETWEEN RAILWAY AND, RUSSELL ROAD, KENSINGTON HIGH STREET (388), W14
Pipeline pressure
NONE

Named schemes (500m)

81-82, 81-82, Holland Park, W11 3RZ13 homes
completed
84-90, 84-90, HOLLAND PARK AVENUE, W1112 homes
completed
110, 110, HOLLAND ROAD, W14 8BD8 homes
completed
156, 156, Holland Park Avenue, W11 4UH6 homes
completed
68, 68, Holland Park, W11 3SJ5 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 8EP

Full postcodeW14 8EP
Postcode districtW14
BoroughLondon Borough of Kensington and Chelsea
WardHolland
Latitude51.503419
Longitude-0.208015
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