Holland · Kensington and Chelsea · Kensington and Bayswater constituency · 51.49612, -0.20641

W14 8QA— Holland, Kensington and Chelsea

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

The overachiever's postcode

 

Bottom 25% LondonSchools 83%Safety 70/100Transport 60/100Low yield 2.45%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
71
Safety
70
Schools
100
Transport
60
Environment
71
Investment
45

The bottom line

W14 8QA offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £1,250,000 median — strong value for Families who can accept its trade-offs.

The catch: very high noise (55 dB) — check proximity to rail lines.

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Location

W14 8QA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London avg price+140.4% vs London avg
vs London income-1.0% vs London avg
vs London crime+52.0% vs London avg

Deep-dive guides for W14 8QA

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

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“The overachiever's postcode”

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How W14 8QA 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 · 1 min walk

KS2: 106.0

★★★

Secondary

The Cardinal Vaughan Memorial RC School

Outstanding · Inspected Nov 2021 · 12 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

James Lee Nursery School

Not inspected · 8 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

98.6 incidents per 1,000 residents

Higher crime than 74% of London
↑ Rising 307.4%

-13% vs borough

Crime by type

Other32%
Violence & sexual offences21%
Anti-social behaviour19%
Vehicle crime8%
Drug offences7%
Burglary7%
Theft4%
Robbery2%

Road safety

74

Road safety score

14

Accidents (5yr)

3

KSI (5yr)

6

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Kensington Fire Station · 1.4km

Crime is +52% above London average

Property

2 Jul

Prices, sales volume and market trends

£1,250,000

Median sale price

Top 10% — 140% above London median

£1,250,000 is 140% above the London median (£520,000)

-42.6%

This year

Flat

Dominant type

Price history

5-year change
+41.2%
Sales (24 months)13
New build0.0%
Avg flat£1,250,000
Price per m²£13,256/m²
Price per ft²£1,231/ft²
Avg floor area94.4 m²

EPC breakdown

B
349%
C
43%

Based on 392 properties · Confidence: high

Street mix

Flat 92%Other 8%

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

Stamp duty

Standard buyer£66,250
First-time buyerFTB
£66,250
Additional propertyBTL/2nd
£103,750

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

30.0×

Price-to-income

£6,253/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield860 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£236,000
Rebuild cost per m²£2,500/m²

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

Construction era2012 onwards
WallsAverage thermal transmittance 1.20 W/m²K
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingHigh performance glazing
Council tax band Band FAnnual charge £1,768
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2013–2026 · CAGR

+-1.8%

Total change

-21%

Market Activity

Price Velocity & Acceleration

Current Velocity

-42.6%

per year

Acceleration

-66.18

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £700k+ · 273 sales

Property Type Mix

Total: 273 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2013–2016£1.15m£1.70m+47.3%52.8
Brexit uncertainty2017–2019£1.85m£2.05m+10.8%5.7
Pandemic surge2020–2021£2.10m£885k-57.9%9
Rate-rise correction2022–2023£1.30m£1.27m-1.9%6.5
Current market2024–2026£1.28m£910k-29%5.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.5% alpha

Flat/maisonette+1.5% α
Local
2.7%
District
1.2%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

72out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing13
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
3.6 min walk
Kensington (Olympia)

Nearby stations

Kensington (Olympia) Underground StationDistrict
4 min walk
Kensington (Olympia) Rail StationMildmay · Southern
4 min walk
Kensington (Olympia)National Rail
4 min walk
West Kensington Underground StationDistrict
8 min walk
Barons Court Underground StationPiccadilly · District
10 min walk
No bus stops within 400m

69

Walkability score

196

Footpaths (500m)

20

Santander docks (800m)

0.1 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

17

Car parks (800m)

2

EV chargers (800m)

Nearest car park86m
Santander docks (800m)20
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Store Car Park· no
461m
🅿️
Olympia London Motorail (P4) Car Park· yes
539m

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
NoiseVERY HIGH
road · Rail Lden: 55 dB
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.7 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 16%
Below average green space

Nearest SSSI: Barn Elms Wetland Centre SSSI — 2.5 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

5

GPs within 1km

9

Dentists within 1km

Nearest hospitalCromwell Hospital · 1.1 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 7.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

120

Parks (1km)

39

Restaurants (800m)

25

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

10

Sports (1km)

3

Convenience

Nearest supermarketGreen Valley · 134 m
8 tennis courts

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

544m

Post office

Nearby shops

Olympia Food and Wine146 m
Sainsbury's Local150 m
Zaman275 m
North End News364 m

Nearby cafes

Costa49 m
Fitaly50 m
Café Del Mundo151 m
Espress-Mo352 m

Nearby restaurants

Franks Sandwich Bar95 m
Hare and Tortoise113 m
Miran Masala128 m
Alborz Persian Cuisine157 m

Nearby pubs

The Hand and Flower117 m
Crown & Sceptre219 m
The Warwick Arms247 m
The Cumberland Arms325 m

Nearby gyms

Core Collective664 m
The Queen’s Club1.0 km
Holland Park Lawn Tennis Club1.0 km

Nearby pharmacies

H Lloyd Chemist49 m
H. Lloyd Chemist134 m
The Pestle & Mortar770 m
Forrest Pharmacy773 m

Nearby health

Kensington Park Medical Centre109 m
Kensington Olympia Dental Clinic412 m
ARK Dental Practice542 m
Oracare Dental549 m
Food hygiene (5-star)65% of 148

Business

Local businesses registered here

Active businesses
25
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
20
3yr survival rate
100.0%
Right-to-buy sales (5yr)
45

High street

A

High street health

Registered businesses

ABV OIL LIMITED
ALPINA LONDON CARS LTD
ALPINA LONDON CONSTRUCTION LTD
ALPINA LONDON LTD
ARCLEN TECHNOLOGIES LTD

+15 more

Investment

Investment grade, yield and market outlook

45

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.5%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£2,557London avg: £1,950/mo
Gross yield
2.5% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score40/100
Right-to-buy sales (5yr)Owner-occupier growth signal45
Sales last 12 months2

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

17/100

Velocity score

Future outlook

66.9

Price growth score

B
High

Development pressure

High

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,375m
Crossrail 2 route3,881m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,020 nationally

2,231

Est. population

13,732/km²

50%

Employed

57%

Degree educated

£41,600

Median income

4.6%

Claimant rate

Urban coreHigh densityYoung professionals

32

Community stability

Age profile

22%
27%
23%
18%
Under 1822%
18–3427%
35–4923%
50–6418%
65+12%

Tenure

18%
39%
32%
Own outright18%
Own (mortgage)8%
Private rent39%
Social rent32%
Shared ownership3%
Rent free0%

Ethnicity

19%
24%
19%
24%
White British19%
White Other24%
Asian19%
Black9%
Mixed6%
Other24%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine13%
No car household59%
Unemployed5%
No qualifications12%

Housing tenure (Census 2021)

Private rent39%
Social rent32%

vs. London

Income vs London-1.0%
Price vs London+140.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
54
Live planning apps (800m)
111
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
15
Local approval rate
69%
Borough approval rate
88%
Opportunity area
No
CIL rate (residential)
£450/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
7
Under construction
0
Completed (3yr)
35
Largest scheme
506 homes · 375, 375, Kensington High Street, And The Radnor Arms, 247 Warwick Road, W14 8QH
Pipeline pressure
LOW

Named schemes (500m)

375, 375, Kensington High Street, And The Radnor Arms, 247 Warwick Road, W14 8QH506 homes
completed
195, 195, Warwick Road, W14 8PU370 homes
completed
'RAMESSES II' SITE, 185-187, 'RAMESSES II' SITE, 185-187, WARWICK ROAD, W14296 homes
completed
LAND BETWEEN RAILWAY AND, LAND BETWEEN RAILWAY AND, RUSSELL ROAD, KENSINGTON HIGH STREET (388), W14221 homes
completed
213-215, 213-215, Warwick Road, W14 8PU160 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£1,250,000)

£66,250

Standard buyer

£66,250

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for W14 8QA

Full postcodeW14 8QA
Postcode districtW14
BoroughLondon Borough of Kensington and Chelsea
WardHolland
Latitude51.496119
Longitude-0.206414
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