Campden · Kensington and Chelsea · Kensington and Bayswater constituency · 51.50589, -0.19299

W8 4AJ— Campden, Kensington and Chelsea

Location and area intelligence for W8 4AJ, Campden, Kensington and Chelsea

The practical family move

 

Top 5% LondonSchools 67%Safety 63/100Transport 64/100Low yield 2.74%

Best for: Most buyers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
75
Safety
63
Schools
44
Transport
64
Environment
99
Investment
59

The bottom line

W8 4AJ offers a green environment — a strong choice for Most buyers.

Less suited to Families.

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Location

W8 4AJ

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-4.0% vs London avg
vs London crime+113.0% vs London avg

Deep-dive guides for W8 4AJ

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

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“The practical family move”

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How W8 4AJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

44

Education score

Fair for families
★ Top school within 1km
—

Primary

St Mary Abbots CofE Primary School

Not yet inspected · 5 min walk

KS2: 111.9

!

Secondary

Holland Park School

Inadequate · Inspected Apr 2022 · 7 min walk

P8: +0.09A8: 59.6

67% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Below London average

Childcare

Childcare

Golborne & Maxilla Nursery School

Not inspected · 24 min walk

3 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Medium crime

138.2 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 451.2%

+22% vs borough

Crime by type

Other33%
Violence & sexual offences19%
Anti-social behaviour15%
Theft12%
Burglary9%
Vehicle crime9%
Drug offences3%
Robbery0%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

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: Kensington Fire Station · 384m

Crime is +113% above London average

Property

Prices, sales volume and market trends

Avg floor area319.3 m²

EPC breakdown

C
1%
D
8%
E
3%

Based on 12 properties · Confidence: medium

Street mix

Terraced 73%Flat 27%

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

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£798,250
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)
RoofFlat, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band GAnnual charge £2,040
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2022 · CAGR

+8.6%

Total change

+758%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.2%

per year

Acceleration

+19.04

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £350k–£400k · 24 sales

Property Type Mix

Total: 24 sales

Terraced70.8%
Flat/maisonette29.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£1.00m£88k-91.2%2
Post-dot-com plateau2001–2004£385k£540k+40.1%1.7
Pre-crash peak2005–2007£470k£5.47m+1063.8%2.7
Help-to-Buy recovery2014–2016£8.30m£9.07m+9.3%1.3
Pandemic surge2020–2020£8.00m£8.00m+0%1
Rate-rise correction2022–2022£8.57m£8.57m+0%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+14.4% alpha

Weakest performer

Terraced

+1.2% alpha

Flat/maisonette+14.4% α
Local
0.1%
District
-14.3%
Terraced+1.2% α
Local
8.6%
District
7.4%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

36out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing8
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
Notting Hill Gate Underground StationCircle line
4.5 min walk
West Brompton

Nearby stations

Notting Hill Gate Underground StationCircle · District
5 min walk
High Street Kensington Underground StationDistrict · Circle
7 min walk
Queensway Underground StationCentral
8 min walk
Bayswater Underground StationDistrict · Circle
10 min walk
Holland Park Underground StationCentral
11 min walk
No bus stops within 400m

66

Walkability score

211

Footpaths (500m)

25

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge37 min ↑
Victoria ★24 min
Waterloo39 min ↑
Canary Wharf47 min ↑
City39 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 park156m
Santander docks (800m)25
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Hyde Park Coach and Car Park· yes
460m

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: 2.3 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 25%
More green space than 99% of London

Nearest SSSI: Barn Elms Wetland Centre SSSI — 4.0 km

Energy

Solar: 853 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 1

Landslide susceptibility: Low

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 yield852.5 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE PEMBRIDGE VILLAS SURGERY

45A PEMBRIDGE VILLAS, W11 3EP

11 min walk

87%

Recommend GP

87%

Overall GP experience

1

GPs within 1km

17

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCromwell Hospital · 1.2 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 5.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

86

Parks (1km)

87

Restaurants (800m)

41

Cafes (800m)

4

Pubs (400m)

4

Pharmacies (800m)

11

Gyms (1km)

29

Sports (1km)

6

Convenience

Nearest supermarketAmazon Fresh · 430 m
15 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

1

Nightclubs

5

Late-night venues

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

1

Libraries (1km)

2

Cinemas (2km)

426m

Post office

Nearby shops

K S R Foods141 m
Sally Clarke Shop184 m
Sainsbury's Local184 m
Menoo Eclectic Food292 m

Nearby cafes

Blend Juice & Coffee Bar118 m
La Caffettiera179 m
Angels Coffee207 m
Candella Tea Room215 m

Nearby restaurants

Clarke's168 m
Poké Shack178 m
Alexandrie181 m
Ffiona's204 m

Nearby pubs

The Churchill Arms171 m
The Blue Stoops199 m
Mall Tavern294 m
The Elephant and Castle317 m

Nearby gyms

The Life Centre Notting Hill258 m
Barrecore391 m
Heartcore Fitness419 m
Virgin Active433 m

Nearby pharmacies

Notting Hill Pharmacy486 m
Prince Pharmacy516 m
Boots566 m
The Pestle & Mortar752 m

Nearby health

The Kensington Dentist160 m
Kensington Eye centre252 m
Bupa Dental Care514 m
Parkdent Dental Clinic528 m
Food hygiene (5-star)86% of 274

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

59

Investment score

Good

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

Low gross yield (2.7%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£2,557London avg: £1,950/mo
Gross yield
2.7% (low)London avg: 3.8%Below average yield — bottom 69%
Gentrification score43/100
Right-to-buy sales (5yr)Owner-occupier growth signal45

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+11.2%

Rent growth (1yr)

Market liquidity

Future outlook

53.1

Price growth score

C
Medium

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route6,539m
Crossrail 2 route3,558m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,439 nationally

1,715

Est. population

8,644/km²

66%

Employed

73%

Degree educated

£40,300

Median income

0.6%

Claimant rate

Urban coreHigh densityYoung professionals

36

Community stability

Age profile

20%
25%
25%
18%
Under 1820%
18–3425%
35–4925%
50–6418%
65+13%

Tenure

31%
18%
47%
Own outright31%
Own (mortgage)18%
Private rent47%
Social rent3%
Shared ownership0%

Ethnicity

41%
36%
White British41%
White Other36%
Asian12%
Black1%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional59%
Routine / semi-routine6%
No car household52%
Unemployed3%
No qualifications5%

Housing tenure (Census 2021)

Private rent48%
Social rent3%

vs. London

Income vs London-4.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
224
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
1
Planning apps (12 months)
18
Planning apps (3 years)
8
Local approval rate
72%
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
0
Under construction
0
Completed (3yr)
117
Largest scheme
137 homes · COLLEGE HOUSE, COLLEGE HOUSE, WRIGHTS LANE, W8
Pipeline pressure
NONE

Named schemes (500m)

74, 74, CAMPDEN HILL ROAD, OBSERVATORY GARDENS (2-12), W859 homes
completed
2 - 18, 2 - 18, Lancer Square, and 10-14 Old Court Place, W8 4EP51 homes
completed
1 and 3 Clanricarde Gardens, LONDON, W2 4JJ23 homes
completed
6-8, 6-8, CLANRICARDE GARDENS, W216 homes
completed
Vicarage Gate House, Vicarage Gate House, Vicarage Gate, W8 4AQ15 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
20.3%
Ward turnout
36%
Election year
2022
MP
Joe Powell (Labour)
MP majority
2,903
Constituency
Kensington and Bayswater

Councillors

Catherine FaulksConservative
Preety HuddConservative
Lloyd NorthConservative

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Key facts for W8 4AJ

Full postcodeW8 4AJ
Postcode districtW8
BoroughLondon Borough of Kensington and Chelsea
WardCampden
Latitude51.505886
Longitude-0.192990
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