Campden · Kensington and Chelsea · Kensington and Bayswater constituency · 51.50614, -0.19413

W8 4BU— Campden, Kensington and Chelsea

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

The family fortress

 

Top 5% LondonSchools 67%Safety 73/100Transport 65/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families, Young professionals

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
80
Safety
73
Schools
62
Transport
65
Environment
99
Investment
47

The bottom line

W8 4BU offers low crime and a green environment — a strong choice for Families and Young professionals.

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Location

W8 4BU

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+21.0% vs London avg

Deep-dive guides for W8 4BU

🛡️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🎓 Good Schools🌿 Green Lung🔒 Very Safe🍕 Buzzing

“The family fortress”

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How W8 4BU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

62

Education score

Good for families
★ Top school within 1km
★★★

Primary

Fox Primary School

Outstanding · Inspected Oct 2023 · 3 min walk

KS2: 112.5

!

Secondary

Holland Park School

Inadequate · Inspected Apr 2022 · 6 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 · 23 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

78.9 incidents per 1,000 residents

Higher crime than 60% of London
↑ Rising 646.2%

-30% vs borough

Crime by type

Other29%
Anti-social behaviour26%
Violence & sexual offences18%
Burglary14%
Theft7%
Vehicle crime5%
Robbery1%
Drug offences0%

Road safety

92

Road safety score

4

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kensington Fire Station · 452m

Crime is +21% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£15,550/m²
Price per ft²£1,445/ft²
Avg floor area85.3 m²

EPC breakdown

C
9%
D
11%

Based on 20 properties · Confidence: medium

Street mix

Terraced 4%Flat 94%Other 2%

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£213,250
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band GAnnual charge £2,040
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.3%

Total change

+722%

Market Activity

Price Velocity & Acceleration

Current Velocity

+130.1%

per year

Acceleration

+128.44

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £250k–£300k · 46 sales

Property Type Mix

Total: 46 sales

Terraced4.3%
Flat/maisonette95.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£219k£275k+25.9%2.3
Post-dot-com plateau2001–2004£428k£400k-6.4%2.2
Pre-crash peak2005–2007£440k£875k+98.9%1.7
GFC & correction2011–2012£765k£715k-6.5%1.5
Help-to-Buy recovery2013–2014£710k£1.02m+44%1.5
Brexit uncertainty2017–2019£1.32m£1.53m+15.3%1.3
Pandemic surge2020–2021£765k£1.06m+39.2%2.5
Rate-rise correction2022–2022£767k£767k+0%1
Current market2024–2025£780k£1.79m+130.1%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.5% alpha

Flat/maisonette-1.5% α
Local
6.3%
District
7.8%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

16out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 75% of London
Notting Hill Gate Underground StationCircle line
3.7 min walk
Kensington (Olympia)

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
10 min walk
No bus stops within 400m

68

Walkability score

227

Footpaths (500m)

28

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

8

Car parks (800m)

1

EV chargers (800m)

Nearest car park236m
Santander docks (800m)28
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Hyde Park Coach and Car Park· yes
474m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 14.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 96% of London
NoiseMEDIUM
road
MODERATE
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: 19%
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): 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

10 min walk

87%

Recommend GP

87%

Overall GP experience

3

GPs within 1km

16

Dentists within 1km

2

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

94

Parks (1km)

84

Restaurants (800m)

38

Cafes (800m)

6

Pubs (400m)

5

Pharmacies (800m)

11

Gyms (1km)

31

Sports (1km)

5

Convenience

Nearest supermarketAmazon Fresh · 372 m
16 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

1

Nightclubs

7

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

395m

Post office

Nearby shops

K S R Foods75 m
Sally Clarke Shop114 m
Sainsbury's Local213 m
Caviar Artisan255 m

Nearby cafes

Blend Juice & Coffee Bar33 m
LIFT COFFEE Notting Hill156 m
La Caffettiera221 m
Angels Coffee258 m

Nearby restaurants

Clarke's107 m
Pame Greek160 m
Poké Shack219 m
Alexandrie226 m

Nearby pubs

The Churchill Arms97 m
The Blue Stoops132 m
Mall Tavern259 m
Windsor Castle305 m

Nearby gyms

The Life Centre Notting Hill182 m
Heartcore Fitness344 m
Barrecore450 m
Campden Hill Lawn Tennis Club483 m

Nearby pharmacies

Notting Hill Pharmacy420 m
Prince Pharmacy590 m
Boots598 m
The Pestle & Mortar755 m

Nearby health

The Kensington Dentist88 m
Kensington Eye centre306 m
pembridge dental452 m
Ruh Dental486 m
Food hygiene (5-star)87% of 276

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

47

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 score43/100
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

76.4

Price growth score

B
Medium

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityLow-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route6,622m
Crossrail 2 route3,642m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 27,456 nationally

1,229

Est. population

14,328/km²

60%

Employed

72%

Degree educated

£40,300

Median income

1.3%

Claimant rate

Urban coreHigh densityYoung professionals

40

Community stability

Age profile

18%
19%
24%
22%
17%
Under 1818%
18–3419%
35–4924%
50–6422%
65+17%

Tenure

34%
19%
39%
Own outright34%
Own (mortgage)19%
Private rent39%
Social rent7%
Shared ownership0%

Ethnicity

37%
35%
White British37%
White Other35%
Asian7%
Black3%
Mixed8%
Other10%

Employment & lifestyle

Managerial / professional60%
Routine / semi-routine7%
No car household49%
Unemployed4%
No qualifications7%

Housing tenure (Census 2021)

Private rent39%
Social rent7%

vs. London

Income vs London-4.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
212
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
1
Planning apps (12 months)
17
Planning apps (3 years)
8
Local approval rate
71%
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)
118
Largest scheme
137 homes · COLLEGE HOUSE, COLLEGE HOUSE, WRIGHTS LANE, W8
Pipeline pressure
NONE

Named schemes (500m)

QUEEN ELIZABETH COLLEGE, QUEEN ELIZABETH COLLEGE, CAMPDEN HILL ROAD, W868 homes
completed
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
65-69 Linden Gardens, LONDON, W2 4HJ, 65-6942 homes
completed
1 and 3 Clanricarde Gardens, LONDON, W2 4JJ23 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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Compare Kensington and Chelsea with nearby boroughs:

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Key facts for W8 4BU

Full postcodeW8 4BU
Postcode districtW8
BoroughLondon Borough of Kensington and Chelsea
WardCampden
Latitude51.506137
Longitude-0.194133
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