Holland · Kensington and Chelsea · Kensington and Bayswater constituency · 51.50197, -0.20738

W14 8EQ— Holland, Kensington and Chelsea

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

The family fortress

 

Top 5% LondonSchools 86%Safety 78/100Transport 59/100~6% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

Investment-grade — strong yield and growth signals

Liveability
77
Safety
78
Schools
100
Transport
59
Environment
81
Investment
66

The bottom line

W14 8EQ 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 8EQ

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 8EQ

🛡️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 8EQ 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 · 8 min walk

KS2: 106.0

★★★

Secondary

The Cardinal Vaughan Memorial RC School

Outstanding · Inspected Nov 2021 · 5 min walk

P8: +1.04A8: 68.0

100% of local schools rated Good or Outstanding · based on 23 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

St Anne's & Avondale Park Nursery School

Good · 13 min walk

6 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kensington Fire Station · 1.2km

Crime is 36% 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£12,576/m²
Price per ft²£1,168/ft²
Avg floor area139.8 m²

EPC breakdown

C
4%
D
19%
E
6%

Based on 29 properties · Confidence: medium

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield860 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£349,500
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

+3.8%

Total change

+199%

Market Activity

Price Velocity & Acceleration

Current Velocity

-45.4%

per year

Acceleration

-50.36

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £700k+ · 40 sales

Property Type Mix

Total: 40 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£553k£525k-5%1.8
Post-dot-com plateau2001–2004£1.01m£983k-2.5%1.5
Pre-crash peak2005–2007£1.50m£998k-33.5%2
GFC & correction2008–2012£1.63m£2.84m+74.8%1
Help-to-Buy recovery2013–2015£3.08m£2.70m-12.2%1.3
Brexit uncertainty2018–2019£3.34m£3.05m-8.7%2.5
Pandemic surge2021–2021£1.40m£1.40m+0%3
Rate-rise correction2022–2023£2.88m£3.02m+5%2.5
Current market2024–2024£1.65m£1.65m+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1.7% alpha

Terraced-1.7% α
Local
6.3%
District
8%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

74out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing19
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

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

49

Walkability score

171

Footpaths (500m)

24

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

9

Car parks (800m)

1

EV chargers (800m)

Nearest car park167m
Santander docks (800m)24
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Olympia London Motorail (P4) Car Park· yes
437m

Connectivity

Broadband and mobile coverage

100%

Full fibre

97%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed488 Mbps
Median download445 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: 3.3 km away✗ Not Green Belt✗ Not AONB41% green spaceTree canopy: 25%
More green space than 92% 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

8

GPs within 1km

9

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCromwell Hospital · 1.4 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 6.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

135

Parks (1km)

22

Restaurants (800m)

10

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

30

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Crown & Sceptre (443 m)

Nearest supermarketGreen Valley · 566 m
27 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)

315m

Post office

Nearby shops

Holland Park Supermarket509 m
Bens525 m
Speck Delicatessen545 m
Al Safi Mini Market562 m

Nearby cafes

Holland Park Café309 m
Aveda Aveda359 m
Arab Quarter550 m
the DESIGN CAFE562 m

Nearby restaurants

The Belvedere225 m
Oriental Kitchen Express321 m
Alounak329 m
Cibo335 m

Nearby pubs

Crown & Sceptre443 m
The Castle553 m
The Bird in Hand606 m
The Havelock Tavern674 m

Nearby gyms

Holland Park Lawn Tennis Club400 m
Campden Hill Lawn Tennis Club618 m
Core Collective670 m
Equilibrium953 m

Nearby pharmacies

H Lloyd Chemist614 m
H. Lloyd Chemist683 m
The Pestle & Mortar782 m
Forrest Pharmacy847 m

Nearby health

Perfect Smile Dental328 m
Kensington Physio & Sports Medicine347 m
The Kensington Clinic353 m
The Holland Park Dentist505 m
Food hygiene (5-star)76% of 97

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
45

High street

E

High street health

Registered businesses

MOSAIC ADVISORY LIMITED
SAFRAN LIMITED
SAPPHIRE PREMIUM PROPERTY LTD
TICG ADVISORY 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 score25/100
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

4/100

Velocity score

Future outlook

71.7

Price growth score

B
High

Development pressure

Low

New supply risk

Low-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,473m
Crossrail 2 route4,242m

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)
164
Live planning apps (800m)
59
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
6
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)
18
Largest scheme
506 homes · 375, 375, Kensington High Street, And The Radnor Arms, 247 Warwick Road, W14 8QH
Pipeline pressure
NONE

Named schemes (500m)

7-13, 7-13, MELBURY ROAD, W1418 homes
completed
81-82, 81-82, Holland Park, W11 3RZ13 homes
completed
49, 49, Holland Road, W14 8HL8 homes
completed
70, 70, Holland Road, W14 8BB7 homes
completed
1, 1, Russell Gardens, W14 8EZ5 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 8EQ

Full postcodeW14 8EQ
Postcode districtW14
BoroughLondon Borough of Kensington and Chelsea
WardHolland
Latitude51.501970
Longitude-0.207380
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