Holland · Kensington and Chelsea · Kensington and Bayswater constituency · 51.49919, -0.21044

W14 8HT— Holland, Kensington and Chelsea

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

High-connectivity investment target

 

Top 10% LondonSchools 86%Safety 73/100Transport 63/100~6% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
73
Safety
73
Schools
100
Transport
63
Environment
78
Investment
64

The bottom line

W14 8HT 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: 11 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

W14 8HT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+2.4% vs London avg
vs London crime+19.0% vs London avg

Deep-dive guides for W14 8HT

🛡️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🌳 Good Parks🔒 Very Safe

“High-connectivity investment target”

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How W14 8HT 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 · 7 min walk

P8: +1.04A8: 68.0

100% of local schools rated Good or Outstanding · based on 24 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

James Lee Nursery School

Not inspected · 10 min walk

6 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

77.5 incidents per 1,000 residents

Higher crime than 59% of London
↑ Rising 283.8%

-32% vs borough

Crime by type

Other32%
Violence & sexual offences20%
Anti-social behaviour15%
Vehicle crime13%
Burglary10%
Drug offences8%
Theft1%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hammersmith Fire Station (G36) · 1.0km

Crime is +19% above 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£6,565/m²
Price per ft²£610/ft²
Avg floor area67.4 m²

EPC breakdown

C
20%
D
17%
F
1%

Based on 38 properties · Confidence: high

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£168,500
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)
GlazingFully double glazed
Council tax band Band EAnnual charge £1,496
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.1%

Total change

+489%

Market Activity

Price Velocity & Acceleration

Current Velocity

-29.5%

per year

Acceleration

-31.18

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £175k–£200k · 49 sales

Property Type Mix

Total: 49 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£73k£190k+160.3%3.2
Post-dot-com plateau2001–2004£223k£270k+21.3%2.2
Pre-crash peak2005–2007£283k£325k+14.8%2.7
GFC & correction2010–2012£400k£493k+23.1%1.5
Help-to-Buy recovery2013–2016£850k£719k-15.4%1.7
Brexit uncertainty2017–2017£670k£670k+0%1
Pandemic surge2020–2021£1.74m£575k-67%2.5
Rate-rise correction2022–2022£600k£600k+0%1
Current market2024–2025£610k£430k-29.5%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.9% alpha

Flat/maisonette+0.9% α
Local
7.6%
District
6.7%

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

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
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
1.5 min walk
Kensington (Olympia)

Nearby stations

Kensington (Olympia) Rail StationMildmay · Southern
2 min walk
Kensington (Olympia)National Rail
2 min walk
Kensington (Olympia) Underground StationDistrict
2 min walk
Shepherd's Bush (Central) Underground StationCentral
10 min walk
Shepherds Bush Rail StationMildmay · Southern
11 min walk
6 bus routes · 6 stops within 400m

69

Walkability score

129

Footpaths (500m)

25

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge44 min ↑
Victoria ★31 min
Waterloo47 min ↑
Canary Wharf54 min ↑
City45 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 park63m
Santander docks (800m)25
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Olympia London Motorail (P4) Car Park· yes
120m

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 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: 3.7 km away✗ Not Green Belt✗ Not AONB32% green spaceTree canopy: 58%
More green space than 87% of London

Nearest SSSI: Barn Elms Wetland Centre SSSI — 2.6 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

3 min walk

89%

Recommend GP

89%

Overall GP experience

8

GPs within 1km

11

Dentists within 1km

Nearest hospitalCromwell Hospital · 1.4 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 6.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

133

Parks (1km)

22

Restaurants (800m)

11

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

14

Sports (1km)

1

Convenience

Nearest supermarketGreen Valley · 433 m
13 tennis courts1 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)

110m

Post office

Nearby shops

Fair Price207 m
Masbro Food & Wine373 m
Olympia Food and Wine398 m
Thresh Wines411 m

Nearby cafes

Aveda Aveda108 m
George's Cafe284 m
Costa394 m
Café Del Mundo397 m

Nearby restaurants

Alounak113 m
Oriental Kitchen Express115 m
Cibo134 m
Shandeez193 m

Nearby pubs

Crown & Sceptre250 m
The Bird in Hand345 m
The Havelock Tavern393 m
The Hand and Flower410 m

Nearby gyms

Holland Park Lawn Tennis Club661 m
Fitness First776 m
Sports Block789 m
Kinetic Fitness Studio887 m

Nearby pharmacies

H Lloyd Chemist393 m
H. Lloyd Chemist399 m
Forrest Pharmacy511 m
Boots748 m

Nearby health

The Kensington Clinic108 m
Kensington Physio & Sports Medicine109 m
Perfect Smile Dental135 m
Kensington Olympia Dental Clinic198 m
Food hygiene (5-star)72% of 100

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

A

High street health

Registered businesses

44 RUSSELL ROAD MANAGEMENT COMPANY LIMITED
RUSSELL PROPERTIES (UK) LIMITED
SHARKS PROPERTY SERVICES LTD
SWIFTIT KENSINGTON LTD

Investment

Investment grade, yield and market outlook

64

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 score22/100
Right-to-buy sales (5yr)Owner-occupier growth signal45
Sales last 12 months1

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

66.7

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,664m
Crossrail 2 route4,287m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,358 nationally

1,833

Est. population

16,931/km²

57%

Employed

56%

Degree educated

£43,000

Median income

3.2%

Claimant rate

Urban coreVery high densityYoung professionals

33

Community stability

Age profile

18%
24%
25%
23%
Under 1818%
18–3424%
35–4925%
50–6423%
65+10%

Tenure

17%
14%
41%
26%
Own outright17%
Own (mortgage)14%
Private rent41%
Social rent26%
Shared ownership1%
Rent free0%

Ethnicity

25%
26%
17%
16%
White British25%
White Other26%
Asian17%
Black16%
Mixed6%
Other9%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine14%
No car household60%
Unemployed8%
No qualifications11%

Housing tenure (Census 2021)

Private rent41%
Social rent26%

vs. London

Income vs London+2.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
73
Live planning apps (800m)
124
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
14
Local approval rate
75%
Borough approval rate
88%
Opportunity area
No
CIL rate (residential)
£450/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
11

Housing pipeline (800m)

Homes approved
1
Under construction
0
Completed (3yr)
28
Largest scheme
506 homes · 375, 375, Kensington High Street, And The Radnor Arms, 247 Warwick Road, W14 8QH
Pipeline pressure
LOW

Named schemes (500m)

LAND BETWEEN RAILWAY AND, LAND BETWEEN RAILWAY AND, RUSSELL ROAD, KENSINGTON HIGH STREET (388), W14221 homes
completed
11, 11, Sinclair Road, W14 0NS20 homes
completed
7-13, 7-13, MELBURY ROAD, W1418 homes
completed
85, 85, Hammersmith Road, W14 0QH13 homes
completed
15-17, 15-17, Holland Road, W14 8HJ12 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 8HT

Full postcodeW14 8HT
Postcode districtW14
BoroughLondon Borough of Kensington and Chelsea
WardHolland
Latitude51.499193
Longitude-0.210443
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