The bottom line
W8 5RQ 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
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for W8 5RQ
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Postcode Personality
“The family fortress”
How W8 5RQ has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
64
Education score
Primary
St Mary Abbots CofE Primary School
Not yet inspected · 8 min walk
KS2: 111.9
Secondary
Holland Park School
Inadequate · Inspected Apr 2022 · 16 min walk
100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km
Childcare
Childcare
Chelsea Open Air Nursery School
Not inspected · 23 min walk
4 primaries · 0 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
70.8 incidents per 1,000 residents
-37% vs borough
Crime by type
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 · 599m
Crime is +9% above London average
Property
Prices, sales volume and market trends
Property
Prices, sales volume and market trends
EPC breakdown
Based on 2 properties · Confidence: very_low
LHA rates — Inner West London
Current mortgage rates
Bank of England (monthly average)
Affordability
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
1996–2002 · CAGR
+17.5%
Total change
+163%
Market Activity
Price Velocity & Acceleration
Current Velocity
+7.7%
per year
Acceleration
-136.06
change in velocity
Market State
Steady growth
Price Distribution
P25: £700k+ · P75: £700k+ · 3 sales
Property Type Mix
Total: 3 sales
By decade
1990s
2000s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Late-1990s boom | 1996–1996 | £1.60m | £1.60m | +0% | 1 |
| Post-dot-com plateau | 2001–2002 | £3.90m | £4.20m | +7.7% | 1 |
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Strong Seller's Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 5
Very Good
Nearby stations
67
Walkability score
110
Footpaths (500m)
31
Santander docks (800m)
0.2 km
Nearest cycle dock
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
11
Car parks (800m)
4
EV chargers (800m)
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Barn Elms Wetland Centre SSSI — 3.8 km
Energy
Ground stability
Geology: SAND AND GRAVEL
Subsidence risk: Low
Shrink-swell: Low
Running sand risk: Medium
Landslide records (2km): None recorded
Insurance risk
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
EMPEROR'S GATE SURGERY
FIRST FLOOR, 49 EMPERORS GATE, SW7 4HJ
3 min walk
87%
Recommend GP
87%
Overall GP experience
9
GPs within 1km
14
Dentists within 1km
3
Care homes (1km)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
89
Parks (1km)
90
Restaurants (800m)
25
Cafes (800m)
2
Pubs (400m)
3
Pharmacies (800m)
9
Gyms (1km)
12
Sports (1km)
6
Convenience
Nightlife (500m)
1
Nightclubs
3
Late-night venues
3
Libraries (1km)
3
Cinemas (2km)
164m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby pharmacies
Nearby health
Business
Local businesses registered here
Business
Local businesses registered here
High street
AHigh street health
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
58
Investment score
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.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Future outlook
66.4
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 9/10
Least deprived
Index of Multiple Deprivation
Rank: 27,630 nationally
1,398
Est. population
9,600/km²
53%
Employed
72%
Degree educated
£54,700
Median income
1.1%
Claimant rate
40
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
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