Campden · Kensington and Chelsea · Kensington and Bayswater constituency · 51.50496, -0.19215

W8 4HH— Campden, Kensington and Chelsea

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

The family fortress

 

Top 5% LondonSchools 67%Safety 73/100Transport 63/100~3% yield · indicativeOnly 4 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
80
Safety
73
Schools
44
Transport
63
Environment
99
Investment
46

The bottom line

W8 4HH offers low crime and a green environment — a strong choice for Families.

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Location

W8 4HH

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 4HH

🛡️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 4HH 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 · 4 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 13 schools within 1.5km

Below London average

Childcare

Childcare

Golborne & Maxilla Nursery School

Not inspected · 25 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

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 · 266m

Crime is +21% 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 build0.0%
Price per m²£6,582/m²
Price per ft²£611/ft²
Avg floor area95.7 m²

EPC breakdown

B
1%
C
23%
D
24%
E
7%

Based on 55 properties · Confidence: high

Street mix

Terraced 2%Flat 98%

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£239,250
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)
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

+4%

Total change

+224%

Market Activity

Price Velocity & Acceleration

Current Velocity

-16.9%

per year

Acceleration

+45.57

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £200k–£250k · 104 sales

Property Type Mix

Total: 104 sales

Terraced1.9%
Flat/maisonette98.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£192k£290k+51%5.5
Post-dot-com plateau2001–2004£350k£635k+81.4%4
Pre-crash peak2005–2007£480k£825k+71.9%7.3
GFC & correction2008–2012£500k£1.27m+154.2%2
Help-to-Buy recovery2013–2015£1.05m£909k-13.1%3.7
Brexit uncertainty2017–2019£1.95m£825k-57.7%1
Pandemic surge2020–2021£853k£1.39m+63%3
Rate-rise correction2022–2023£1.27m£2.00m+57.5%1.5
Current market2024–2025£750k£623k-16.9%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.5% alpha

Flat/maisonette-2.5% α
Local
4%
District
6.5%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
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
High Street Kensington Underground StationDistrict line
5.2 min walk
West Brompton

Nearby stations

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

63

Walkability score

163

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

12

Car parks (800m)

1

EV chargers (800m)

Nearest car park51m
Santander docks (800m)26
Nearest cycle dock0.0 km

Nearby car parks

🅿️
Hyde Park Coach and Car Park· yes
539m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 10%
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

THE PEMBRIDGE VILLAS SURGERY

45A PEMBRIDGE VILLAS, W11 3EP

12 min walk

87%

Recommend GP

87%

Overall GP experience

2

GPs within 1km

16

Dentists within 1km

3

Care homes (1km)

Nearest hospitalCromwell Hospital · 1.1 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 5.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

80

Parks (1km)

82

Restaurants (800m)

34

Cafes (800m)

4

Pubs (400m)

5

Pharmacies (800m)

12

Gyms (1km)

24

Sports (1km)

5

Convenience

Nearest supermarketAmazon Fresh · 490 m
9 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

1

Libraries (1km)

2

Cinemas (2km)

537m

Post office

Nearby shops

Sainsbury's Local123 m
Menoo Eclectic Food180 m
Crispin's Food and Wine231 m
K S R Foods257 m

Nearby cafes

La Caffettiera96 m
Candella Tea Room102 m
Angels Coffee106 m
Cafe Jumo109 m

Nearby restaurants

Alexandrie93 m
Poké Shack97 m
Ffiona's111 m
La Fortuna120 m

Nearby pubs

The Elephant and Castle233 m
The Churchill Arms284 m
The Prince of Wales303 m
The Blue Stoops315 m

Nearby gyms

Barrecore275 m
Virgin Active315 m
Body Fix334 m
The Life Centre Notting Hill371 m

Nearby pharmacies

Prince Pharmacy400 m
Boots468 m
Notting Hill Pharmacy603 m
The Pestle & Mortar683 m

Nearby health

Kensington Eye centre142 m
The Kensington Dentist275 m
Bupa Dental Care397 m
Parkdent Dental Clinic412 m
Food hygiene (5-star)87% of 254

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 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

77.4

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 route6,465m
Crossrail 2 route3,459m

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)
200
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
1
Planning apps (12 months)
16
Planning apps (3 years)
5
Local approval rate
75%
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)

2 - 18, 2 - 18, Lancer Square, and 10-14 Old Court Place, W8 4EP51 homes
completed
Vicarage Gate House, Vicarage Gate House, Vicarage Gate, W8 4AQ15 homes
completed
182- 188, 182- 188, Kensington Church Street, 1 - 5 Rabbit Row, W8 4DP13 homes
completed
62, 62, Kensington High Street, W8 4PE11 homes
completed
3-10, 12 and 20, 3-10, 12 and 20, Drayson Mews, W8 4LY10 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 4HH

Full postcodeW8 4HH
Postcode districtW8
BoroughLondon Borough of Kensington and Chelsea
WardCampden
Latitude51.504965
Longitude-0.192148
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