Queen's Gate · Kensington and Chelsea · Kensington and Bayswater constituency · 51.49972, -0.18568

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

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

The family fortress

 

Top 5% LondonSchools 100%Safety 74/100Transport 65/100Low yield 2.74%

Best for: Families, Young professionals, Owner-occupiers

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Balanced area — no standout strengths or weaknesses

Liveability
85
Safety
74
Schools
64
Transport
65
Environment
99
Investment
58

The bottom line

W8 5RF offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families and Young professionals.

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Location

W8 5RF

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+30.2% vs London avg
vs London crime+9.0% vs London avg

Deep-dive guides for W8 5RF

🛡️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🎓 School Smart🌿 Green Lung🔒 Very Safe🍕 Buzzing

“The family fortress”

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How W8 5RF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

64

Education score

Good for families
★ Top school within 1km
—

Primary

St Mary Abbots CofE Primary School

Not yet inspected · 7 min walk

KS2: 111.9

!

Secondary

Holland Park School

Inadequate · Inspected Apr 2022 · 15 min walk

P8: +0.09A8: 59.6

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Chelsea Open Air Nursery School

Not inspected · 25 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

70.8 incidents per 1,000 residents

Higher crime than 54% of London
↑ Rising 296.0%

-37% vs borough

Crime by type

Other24%
Anti-social behaviour22%
Vehicle crime17%
Violence & sexual offences15%
Burglary12%
Theft6%
Drug offences2%
Robbery1%

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 · 472m

Crime is +9% above London average

Property

Prices, sales volume and market trends

Avg floor area230 m²

EPC breakdown

B
29%
C
20%
D
4%
E
5%
F
2%

Based on 60 properties · Confidence: high

Street mix

Terraced 29%Flat 68%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

Energy & construction

Solar yield858 kWh/kWp/yr
Rebuild cost estimate£575,000
Rebuild cost per m²£2,500/m²

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

Construction era2014
WallsAverage thermal transmittance 0.28 W/m²K
Roof(other premises above)
Heating fuelmains gas (not community)
GlazingHigh performance glazing
Council tax band Band HAnnual charge £2,448
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2024 · CAGR

+8.5%

Total change

+608%

Market Activity

Price Velocity & Acceleration

Current Velocity

-38.2%

per year

Acceleration

+13.02

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £700k+ · 25 sales

Property Type Mix

Total: 25 sales

Terraced24%
Flat/maisonette76%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£685k£685k+0%1
Pre-crash peak2005–2005£400k£400k+0%1
GFC & correction2010–2010£5.25m£5.25m+0%1
Help-to-Buy recovery2013–2016£8.15m£4.32m-47.1%6.7
Brexit uncertainty2018–2019£6.80m£4.99m-26.7%1.5
Rate-rise correction2022–2023£16.10m£7.85m-51.2%1.5
Current market2024–2024£4.85m£4.85m+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-44.1% alpha

Flat/maisonette-44.1% α
Local
-34.9%
District
9.2%

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

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

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
Gloucester Road Underground StationCircle line
7.5 min walk
West Brompton

Nearby stations

High Street Kensington Underground StationDistrict · Circle
6 min walk
Gloucester Road Underground StationCircle · District
8 min walk
Earl's Court Underground StationDistrict · Piccadilly
13 min walk
South Kensington Underground StationPiccadilly · Circle
13 min walk
Queensway Underground StationCentral
15 min walk
No bus stops within 400m

65

Walkability score

87

Footpaths (500m)

31

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge28 min ↓
Victoria ★15 min
Waterloo30 min ↓
Canary Wharf38 min ↓
City34 min ↓

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

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Parking & EV

Car parks, spaces and charging points

12

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)20
Nearest car park127m
Santander docks (800m)31
Nearest cycle dock0.1 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: 2.3 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 43%
More green space than 99% of London

Nearest SSSI: Barn Elms Wetland Centre SSSI — 3.9 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

THE SURGERY

7 KYNANCE PLACE, SW7 4QS

3 min walk

83%

Recommend GP

83%

Overall GP experience

7

GPs within 1km

12

Dentists within 1km

3

Care homes (1km)

Nearest hospitalCromwell Hospital · 628 m
Nearest A&EUNIVERSITY COLLEGE LONDON HOSPITALS NHS FOUNDATION TRUST · 4.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%79.1%

Amenities

Shops, restaurants, parks and more

94

Parks (1km)

87

Restaurants (800m)

24

Cafes (800m)

5

Pubs (400m)

2

Pharmacies (800m)

8

Gyms (1km)

13

Sports (1km)

6

Convenience

Nearest supermarketPartridges · 212 m
4 tennis courts1 swimming pools

Nightlife (500m)

3

Nightclubs

8

Late-night venues

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

2

Libraries (1km)

3

Cinemas (2km)

234m

Post office

Nearby shops

Ross Food & Wine140 m
Oddbins191 m
Local Supermarket198 m
Berry's News & Wines209 m

Nearby cafes

Hjem Kensington77 m
Sakurado London138 m
Guillam Coffee House151 m
Ottoemezzo198 m

Nearby restaurants

Launceston Place64 m
Memories of India142 m
Jakobs145 m
Little India163 m

Nearby pubs

The Gloucester Arms163 m
Builders Arms188 m
The Stables Bar262 m
The Greyhound297 m

Nearby gyms

Anytime Fitness350 m
Body Fix410 m
Virgin Active423 m
Equinox Kensington432 m

Nearby pharmacies

Prince Pharmacy338 m
Boots529 m
Kensington Pharmacy590 m
Bliss Pharmacy711 m

Nearby health

Kensington Health Clinic161 m
Parkdent Dental Clinic328 m
Bupa Dental Care340 m
Scarsdale Medical Centre433 m
Food hygiene (5-star)84% of 199

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 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 score38/100
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

65.2

Price growth score

B
Medium

Development pressure

Low

New supply risk

Strong gentrification momentumLow-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route5,951m
Crossrail 2 route2,791m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 27,630 nationally

1,398

Est. population

9,600/km²

53%

Employed

72%

Degree educated

£54,700

Median income

1.1%

Claimant rate

Urban coreHigh densityYoung professionals

40

Community stability

Age profile

26%
13%
22%
21%
18%
Under 1826%
18–3413%
35–4922%
50–6421%
65+18%

Tenure

39%
16%
42%
Own outright39%
Own (mortgage)16%
Private rent42%
Social rent3%
Shared ownership1%

Ethnicity

38%
36%
White British38%
White Other36%
Asian12%
Black1%
Mixed5%
Other7%

Employment & lifestyle

Managerial / professional58%
Routine / semi-routine7%
No car household38%
Unemployed2%
No qualifications6%

Housing tenure (Census 2021)

Private rent42%
Social rent3%

vs. London

Income vs London+30.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
185
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
2
Local approval rate
100%
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)
39
Largest scheme
399 homes · 158, 158, CROMWELL ROAD, SW7
Pipeline pressure
NONE

Named schemes (500m)

17-35, 17-35, GLOUCESTER ROAD, SW7110 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
FURZE HOUSE, 35-49, FURZE HOUSE, 35-49, QUEEN'S GATE TERRACE, SW732 homes
completed
DELVES HOUSE, 25-33, DELVES HOUSE, 25-33, QUEEN'S GATE TERRACE, SW730 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 5RF

Full postcodeW8 5RF
Postcode districtW8
BoroughLondon Borough of Kensington and Chelsea
WardQueen's Gate
Latitude51.499721
Longitude-0.185684
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