Queen's Gate · Kensington and Chelsea · Kensington and Bayswater constituency · 51.50177, -0.18915

W8 5BB— Queen's Gate, Kensington and Chelsea

Location and area intelligence for W8 5BB, Queen's Gate, Kensington and Chelsea

The practical family move

 

Top 5% LondonSchools 80%Safety 61/100Transport 64/100Low yield 2.74%

Best for: Most buyers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
78
Safety
61
Schools
52
Transport
64
Environment
99
Investment
58

The bottom line

W8 5BB offers exceptional schools (80% Good/Outstanding) and a green environment — a strong choice for Most buyers.

Less suited to Families.

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Location

W8 5BB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+30.2% vs London avg
vs London crime+133.0% vs London avg

Deep-dive guides for W8 5BB

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

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How W8 5BB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

52

Education score

Fair for families
★ Top school within 1km
—

Primary

St Mary Abbots CofE Primary School

Not yet inspected · 3 min walk

KS2: 111.9

!

Secondary

Holland Park School

Inadequate · Inspected Apr 2022 · 11 min walk

P8: +0.09A8: 59.6

80% of local schools rated Good or Outstanding · based on 24 schools within 1.5km

Above London average

Childcare

Childcare

Chelsea Open Air Nursery School

Not inspected · 29 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

151.5 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 381.6%

+34% vs borough

Crime by type

Other39%
Violence & sexual offences21%
Vehicle crime13%
Theft11%
Anti-social behaviour10%
Robbery3%
Drug offences2%
Burglary1%

Stop & search

1.3

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

6

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kensington Fire Station · 146m

Crime is +133% above London average

Property

Prices, sales volume and market trends

Avg floor area116.6 m²

EPC breakdown

C
6%
D
6%
E
2%
F
1%

Based on 15 properties · Confidence: medium

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

Energy & construction

Solar yield858 kWh/kWp/yr
Rebuild cost estimate£291,500
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+9.2%

Total change

+1078%

Market Activity

Price Velocity & Acceleration

Current Velocity

+24.8%

per year

Acceleration

+4.03

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £500k–£600k · 21 sales

Property Type Mix

Total: 21 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£160k£309k+92.8%1.3
Post-dot-com plateau2001–2004£430k£497k+15.6%1
Pre-crash peak2005–2007£593k£863k+45.6%3
GFC & correction2008–2011£950k£890k-6.3%1
Help-to-Buy recovery2014–2016£1.90m£1.36m-28.4%1
Brexit uncertainty2019–2019£1.80m£1.80m+0%1
Pandemic surge2021–2021£1.25m£1.25m+0%1
Rate-rise correction2022–2023£1.51m£1.89m+24.8%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+3.8% alpha

Flat/maisonette+3.8% α
Local
13.7%
District
9.9%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position40

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 StationCircle line
3.1 min walk
West Brompton

Nearby stations

High Street Kensington Underground StationDistrict · Circle
3 min walk
Gloucester Road Underground StationDistrict · Circle
12 min walk
Notting Hill Gate Underground StationCircle · District
12 min walk
Queensway Underground StationCentral
12 min walk
Earl's Court Underground StationDistrict · Piccadilly
14 min walk
No bus stops within 400m

67

Walkability score

146

Footpaths (500m)

30

Santander docks (800m)

0.2 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 park266m
Santander docks (800m)30
Nearest cycle dock0.2 km

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: 2.4 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 — 3.8 km

Energy

Solar: 858 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 yield857.9 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

8 min walk

87%

Recommend GP

87%

Overall GP experience

3

GPs within 1km

10

Dentists within 1km

3

Care homes (1km)

Nearest hospitalCromwell Hospital · 742 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 6.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

74

Parks (1km)

71

Restaurants (800m)

30

Cafes (800m)

6

Pubs (400m)

4

Pharmacies (800m)

8

Gyms (1km)

13

Sports (1km)

8

Convenience

Nearest supermarketAmazon Fresh · 374 m
4 tennis courts1 swimming pools

Nightlife (500m)

3

Nightclubs

9

Late-night venues

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

0

Libraries (1km)

3

Cinemas (2km)

561m

Post office

Nearby shops

Portlands59 m
Portland Food & Wine85 m
Local Supermarket173 m
Crispin's Food and Wine213 m

Nearby cafes

Crussh69 m
Starbucks71 m
Joe & The Juice76 m
Montparnasse Cafe137 m

Nearby restaurants

Côte Brasserie26 m
Zuaya31 m
Flat Iron Kensington45 m
Prezzo46 m

Nearby pubs

The Greyhound78 m
amaro85 m
Goat Tavern103 m
The Prince of Wales139 m

Nearby gyms

Body Fix79 m
Virgin Active98 m
Anytime Fitness126 m
Barrecore158 m

Nearby pharmacies

Prince Pharmacy80 m
Boots295 m
The Pestle & Mortar586 m
Kensington Pharmacy618 m

Nearby health

Bupa Dental Care76 m
Parkdent Dental Clinic88 m
Kensington Eye centre297 m
Kensington Dental Practice322 m
Food hygiene (5-star)82% of 203

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

58

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 score37/100
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

56.1

Price growth score

C
Medium

Development pressure

Low

New supply risk

Strong gentrification momentumLow-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route6,211m
Crossrail 2 route3,110m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 26,445 nationally

1,558

Est. population

16,524/km²

48%

Employed

60%

Degree educated

£54,700

Median income

1.0%

Claimant rate

Urban coreVery high densityYoung professionals

34

Community stability

Age profile

37%
14%
28%
Under 1812%
18–3437%
35–4914%
50–6428%
65+9%

Tenure

36%
49%
Own outright36%
Own (mortgage)9%
Private rent49%
Social rent6%
Shared ownership0%

Ethnicity

20%
53%
White British20%
White Other53%
Asian11%
Black2%
Mixed3%
Other11%

Employment & lifestyle

Managerial / professional43%
Routine / semi-routine9%
No car household48%
Unemployed2%
No qualifications11%

Housing tenure (Census 2021)

Private rent49%
Social rent6%

vs. London

Income vs London+30.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
160
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
6
Local approval rate
83%
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)
34
Largest scheme
399 homes · 158, 158, CROMWELL ROAD, SW7
Pipeline pressure
NONE

Named schemes (500m)

COLLEGE HOUSE, COLLEGE HOUSE, WRIGHTS LANE, W8137 homes
completed
Kensington Park Hotel, 16, Kensington Park Hotel, 16, De Vere Gardens, 2-8 De Vere Gardens and 5 Victoria Road, W8 5AF97 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
2-14, 2-14, PRINCE OF WALES TERRACE, W821 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
23.7%
Ward turnout
36%
Election year
2026
MP
Joe Powell (Labour)
MP majority
2,903
Constituency
Kensington and Bayswater

Councillors

Sam MackoverConservative
Max Dodd-NobleConservative
Ned WhitleyConservative

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Key facts for W8 5BB

Full postcodeW8 5BB
Postcode districtW8
BoroughLondon Borough of Kensington and Chelsea
WardQueen's Gate
Latitude51.501771
Longitude-0.189147
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