Campden · Kensington and Chelsea · Kensington and Bayswater constituency · 51.50887, -0.19423

W8 4EF— Campden, Kensington and Chelsea

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

The practical family move

 

Top 5% LondonSchools 80%Safety 63/100Transport 67/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Young professionals

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
78
Safety
63
Schools
70
Transport
67
Environment
98
Investment
46

The bottom line

W8 4EF offers exceptional schools (80% Good/Outstanding) and a green environment — strong value for Young professionals who can accept its trade-offs.

The catch: high noise levels nearby.

Less suited to Families.

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Location

W8 4EF

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 4EF

🛡️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 4EF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

70

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 · 8 min walk

P8: +0.09A8: 59.6

80% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Above London average

Childcare

Childcare

Golborne & Maxilla Nursery School

Not inspected · 20 min walk

4 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kensington Fire Station · 719m

Crime is +113% 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£10,356/m²
Price per ft²£962/ft²
Avg floor area31.2 m²

EPC breakdown

B
1%
C
30%
D
5%
E
1%
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 yield853 kWh/kWp/yr
Rebuild cost estimate£78,000
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingSingle glazed
Council tax band Band GAnnual charge £2,040
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.2%

Total change

+509%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.8%

per year

Acceleration

+14.53

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £150k–£175k · 38 sales

Property Type Mix

Total: 38 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£55k£99k+80%2.2
Post-dot-com plateau2001–2004£170k£195k+14.7%2.5
Pre-crash peak2005–2007£235k£285k+21.3%2
GFC & correction2008–2012£295k£332k+12.5%1.3
Help-to-Buy recovery2013–2015£160k£290k+81.2%1.3
Brexit uncertainty2017–2019£243k£1.12m+363.7%1
Rate-rise correction2022–2022£320k£320k+0%1
Current market2024–2025£305k£335k+9.8%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.3% alpha

Flat/maisonette-1.3% α
Local
8.8%
District
10.1%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

44out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing2
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 77% of London
Notting Hill Gate Underground StationCircle line
1.5 min walk
London Paddington→ Paddington
0 min

Nearby stations

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

75

Walkability score

227

Footpaths (500m)

26

Santander docks (800m)

0.0 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 park284m
Santander docks (800m)26
Nearest cycle dock0.0 km

Nearby car parks

🅿️
Hyde Park Coach and Car Park· yes
284m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 15.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 95% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.1 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 16%
More green space than 99% of London

Nearest SSSI: Barn Elms Wetland Centre SSSI — 4.2 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

6 min walk

87%

Recommend GP

87%

Overall GP experience

3

GPs within 1km

27

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCromwell Hospital · 1.5 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 5.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

90

Parks (1km)

86

Restaurants (800m)

36

Cafes (800m)

9

Pubs (400m)

1

Pharmacies (800m)

15

Gyms (1km)

34

Sports (1km)

10

Convenience

Nearest supermarketAmazon Fresh · 125 m
16 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

1

Nightclubs

10

Late-night venues

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

2

Libraries (1km)

0

Cinemas (2km)

95m

Post office

Nearby shops

Caviar Artisan70 m
Embassy News105 m
Gourmet House Caviar119 m
Dacha Deli & Caviar124 m

Nearby cafes

Panache64 m
Mawi Cafe73 m
Guillam80 m
Caffè Nero134 m

Nearby restaurants

The Shed39 m
Eat Tokyo47 m
Subway57 m
Notting Hill Kebab80 m

Nearby pubs

Tequila Tex-Mex47 m
Mall Tavern50 m
The Old Swan55 m
The Champion185 m

Nearby gyms

The Life Centre Notting Hill198 m
Heartcore Fitness223 m
Heartcore326 m
Barry's524 m

Nearby pharmacies

Notting Hill Pharmacy206 m
Baywood Chemist743 m
Superdrug763 m
Nashi Pharmacy767 m

Nearby health

The Kensington Dentist230 m
Pembridge Dental248 m
pembridge dental379 m
Ruh Dental407 m
Food hygiene (5-star)77% of 279

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

46

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 score41/100
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

8/100

Velocity score

Future outlook

76

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route6,688m
Crossrail 2 route3,718m

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)
207
Live planning apps (800m)
15
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
24
Planning apps (3 years)
18
Local approval rate
67%
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)
111
Largest scheme
152 homes · BAYNARD HOUSE (SCHEME 1), 127-131, BAYNARD HOUSE (SCHEME 1), 127-131, WESTBOURNE GROVE, W2
Pipeline pressure
NONE

Named schemes (500m)

65-69 Linden Gardens, LONDON, W2 4HJ, 65-6942 homes
completed
HEREFORD LODGE, HEREFORD LODGE, HEREFORD ROAD, W225 homes
completed
1 and 3 Clanricarde Gardens, LONDON, W2 4JJ23 homes
completed
33 & 35, 33 & 35, LINDEN GARDENS, W220 homes
completed
CHEPSTOW LODGE, 61-69, CHEPSTOW LODGE, 61-69, CHEPSTOW PLACE, W220 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 4EF

Full postcodeW8 4EF
Postcode districtW8
BoroughLondon Borough of Kensington and Chelsea
WardCampden
Latitude51.508872
Longitude-0.194227
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