Campden · Kensington and Chelsea · Kensington and Bayswater constituency · 51.50332, -0.19132

W8 4AX— Campden, Kensington and Chelsea

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

City living at its best

 

Top 5% LondonSchools 67%Safety 53/100Transport 64/100~3% yield · indicativeOnly 4 sales — thin data

Best for: Most buyers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
75
Safety
53
Schools
44
Transport
64
Environment
99
Investment
48

The bottom line

W8 4AX offers a green environment — strong value for Most buyers who can accept its trade-offs.

The catch: high noise levels nearby.

Less suited to Families.

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Location

W8 4AX

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+211.0% vs London avg

Deep-dive guides for W8 4AX

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

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Postcode Personality

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How W8 4AX 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 · 2 min walk

KS2: 111.9

!

Secondary

Holland Park School

Inadequate · Inspected Apr 2022 · 8 min walk

P8: +0.09A8: 59.6

67% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Below London average

Childcare

Childcare

Golborne & Maxilla Nursery School

Not inspected · 28 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

202.2 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 238.7%

+79% vs borough

Crime by type

Other42%
Violence & sexual offences17%
Anti-social behaviour15%
Theft10%
Burglary7%
Robbery4%
Vehicle crime3%
Drug offences2%

Stop & search

0.8

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

11

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kensington Fire Station · 94m

Crime is +211% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

W8 district median

£1,120,000

Based on 85 sales from postcodes with sufficient data

Price history

Sales (24 months)4
New build100.0%
Price per m²£84,170/m²
Price per ft²£7,820/ft²
Avg floor area169.3 m²

EPC breakdown

B
36%

Based on 36 properties · Confidence: high

Street mix

Flat 97%Other 3%

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 yield853 kWh/kWp/yr
Rebuild cost estimate£423,250
Rebuild cost per m²£2,500/m²

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

Construction era2013
WallsAverage thermal transmittance 0.15 W/m²K
Roof(other premises above)
GlazingHigh performance glazing
Council tax band Band GAnnual charge £2,040
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2021–2024 · CAGR

+52%

Total change

+251%

Market Activity

Price Velocity & Acceleration

Current Velocity

+183.6%

per year

Acceleration

+159.83

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £700k+ · 26 sales

Property Type Mix

Total: 26 sales

Flat/maisonette100%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pandemic surge2021–2021£3.99m£3.99m+0%17
Rate-rise correction2022–2022£4.94m£4.94m+0%10
Current market2024–2024£14.00m£14.00m+0%5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+31.5% alpha

Flat/maisonette+31.5% α
Local
22.2%
District
-9.3%

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

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
High Street Kensington Underground StationDistrict line
3.3 min walk
West Brompton

Nearby stations

High Street Kensington Underground StationDistrict · Circle
3 min walk
Notting Hill Gate Underground StationCircle · District
9 min walk
Queensway Underground StationCentral
10 min walk
Bayswater Underground StationDistrict · Circle
13 min walk
Holland Park Underground StationCentral
14 min walk
No bus stops within 400m

68

Walkability score

176

Footpaths (500m)

28

Santander docks (800m)

0.0 km

Nearest cycle dock

Central London commute times

London Bridge40 min ↑
Victoria ★26 min
Waterloo42 min ↑
Canary Wharf50 min ↑
City38 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

11

Car parks (800m)

1

EV chargers (800m)

Nearest car park147m
Santander docks (800m)28
Nearest cycle dock0.0 km

Nearby car parks

🅿️
Hyde Park Coach and Car Park· yes
711m

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
NoiseHIGH
road
Noisier 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: 13%
More green space than 99% of London

Nearest SSSI: Barn Elms Wetland Centre SSSI — 3.9 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): 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 yield852.5 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

EMPEROR'S GATE SURGERY

FIRST FLOOR, 49 EMPERORS GATE, SW7 4HJ

11 min walk

87%

Recommend GP

87%

Overall GP experience

2

GPs within 1km

14

Dentists within 1km

3

Care homes (1km)

Nearest hospitalCromwell Hospital · 901 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 5.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

73

Parks (1km)

70

Restaurants (800m)

28

Cafes (800m)

5

Pubs (400m)

5

Pharmacies (800m)

11

Gyms (1km)

19

Sports (1km)

9

Convenience

Nearest supermarketAmazon Fresh · 351 m
6 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

3

Nightclubs

8

Late-night venues

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

0

Libraries (1km)

3

Cinemas (2km)

528m

Post office

Nearby shops

Menoo Eclectic Food40 m
Crispin's Food and Wine48 m
Sainsbury's Local185 m
Portlands208 m

Nearby cafes

Cafe Jumo87 m
Candella Tea Room94 m
Angels Coffee117 m
Joe & The Juice153 m

Nearby restaurants

Krokodilos13 m
Randa35 m
Maggie Jones's58 m
La Fortuna76 m

Nearby pubs

The Prince of Wales111 m
The Elephant and Castle156 m
amaro247 m
Piano256 m

Nearby gyms

Barrecore83 m
Virgin Active140 m
Body Fix150 m
Equinox Kensington242 m

Nearby pharmacies

Prince Pharmacy238 m
Boots306 m
The Pestle & Mortar565 m
Kensington Pharmacy747 m

Nearby health

Kensington Eye centre69 m
Bupa Dental Care234 m
Parkdent Dental Clinic252 m
Kensington Dental Practice335 m
Food hygiene (5-star)85% of 212

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

48

Investment score

Moderate

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 high.

Avg monthly rent
£2,557London avg: £1,950/mo
Gross yield
2.7% (low)London avg: 3.8%Below average yield — bottom 69%
Gentrification score37/100
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

17/100

Velocity score

Future outlook

71.5

Price growth score

B
Medium

Development pressure

Low

New supply risk

Strong gentrification momentumLow-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route6,381m
Crossrail 2 route3,323m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,202 nationally

1,256

Est. population

8,775/km²

61%

Employed

73%

Degree educated

£40,300

Median income

1.0%

Claimant rate

Urban coreHigh densityYoung professionals

27

Community stability

Age profile

18%
23%
25%
18%
16%
Under 1818%
18–3423%
35–4925%
50–6418%
65+16%

Tenure

24%
58%
Own outright24%
Own (mortgage)12%
Private rent58%
Social rent5%
Shared ownership1%

Ethnicity

38%
34%
White British38%
White Other34%
Asian12%
Black1%
Mixed8%
Other7%

Employment & lifestyle

Managerial / professional58%
Routine / semi-routine6%
No car household61%
Unemployed7%
No qualifications7%

Housing tenure (Census 2021)

Private rent58%
Social rent5%

vs. London

Income vs London-4.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
154
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
1
Planning apps (12 months)
11
Local approval rate
82%
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)
57
Largest scheme
137 homes · COLLEGE HOUSE, COLLEGE HOUSE, WRIGHTS LANE, W8
Pipeline pressure
NONE

Named schemes (500m)

COLLEGE HOUSE, COLLEGE HOUSE, WRIGHTS LANE, W8137 homes
completed
Multi-Storey Car Park (NPC), 19-27, Multi-Storey Car Park (NPC), 19-27, Young Street, W8 5EH53 homes
completed
2 - 18, 2 - 18, Lancer Square, and 10-14 Old Court Place, W8 4EP51 homes
completed
4,5 & 6, 4,5 & 6, KENSINGTON SQUARE, W819 homes
completed
1-7, 1-7, KENSINGTON CHURCH STREET, KENSINGTON CHURCH WALK (20-21A AT REAR), W816 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 4AX

Full postcodeW8 4AX
Postcode districtW8
BoroughLondon Borough of Kensington and Chelsea
WardCampden
Latitude51.503315
Longitude-0.191320
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