Campden · Kensington and Chelsea · Kensington and Bayswater constituency · 51.50537, -0.19949

W8 7AN— Campden, Kensington and Chelsea

Location and area intelligence for W8 7AN, Campden, Kensington and Chelsea

The family fortress

 

Top 5% LondonSchools 80%Safety 66/100Transport 63/100~3% yield · indicativeOnly 4 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
78
Safety
66
Schools
70
Transport
63
Environment
80
Investment
50

The bottom line

W8 7AN offers exceptional schools (80% Good/Outstanding), low crime and a green environment — a strong choice for Families.

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Location

W8 7AN

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+83.0% vs London avg

Deep-dive guides for W8 7AN

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

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“The family fortress”

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How W8 7AN 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 · 4 min walk

KS2: 112.5

!

Secondary

Holland Park School

Inadequate · Inspected Apr 2022 · 1 min walk

P8: +0.09A8: 59.6

80% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Above London average

Childcare

★★

Childcare

St Anne's & Avondale Park Nursery School

Good · 14 min walk

4 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

118.8 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 360.9%

+5% vs borough

Crime by type

Other38%
Violence & sexual offences21%
Anti-social behaviour16%
Vehicle crime13%
Theft7%
Burglary4%
Drug offences1%
Robbery0%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

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 · 706m

Crime is +83% 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£26,460/m²
Price per ft²£2,458/ft²
Avg floor area57 m²

EPC breakdown

C
6%
D
9%
E
5%
F
1%
G
1%

Based on 22 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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£142,500
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 (community)
GlazingSingle glazed
Council tax band Band GAnnual charge £2,040
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+5.8%

Total change

+408%

Market Activity

Price Velocity & Acceleration

Current Velocity

+141.7%

per year

Acceleration

+135.48

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £300k–£350k · 49 sales

Property Type Mix

Total: 49 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£285k£220k-22.9%3.6
Post-dot-com plateau2002–2004£230k£280k+21.7%1.3
Pre-crash peak2005–2007£418k£360k-13.9%3
GFC & correction2008–2012£873k£335k-61.6%1.7
Help-to-Buy recovery2013–2016£595k£590k-0.8%1.3
Brexit uncertainty2017–2019£800k£590k-26.2%1
Pandemic surge2020–2021£1.05m£565k-46.2%1
Rate-rise correction2022–2022£600k£600k+0%1
Current market2025–2025£1.45m£1.45m+0%4

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.6% alpha

Flat/maisonette-0.6% α
Local
5.8%
District
6.4%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

12out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing23
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Notting Hill Gate Underground StationCentral line
5.1 min walk
Kensington (Olympia)

Nearby stations

Holland Park Underground StationCentral
6 min walk
Notting Hill Gate Underground StationCircle · District
6 min walk
High Street Kensington Underground StationDistrict · Circle
8 min walk
Queensway Underground StationCentral
13 min walk
Bayswater Underground StationDistrict · Circle
14 min walk
No bus stops within 400m

61

Walkability score

106

Footpaths (500m)

27

Santander docks (800m)

0.1 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

11

Car parks (800m)

1

EV chargers (800m)

Nearest car park184m
Santander docks (800m)27
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Hyde Park Coach and Car Park· yes
795m

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: 2.7 km away✗ Not Green Belt✗ Not AONB38% green spaceTree canopy: 10%
More green space than 91% of London

Nearest SSSI: Barn Elms Wetland Centre SSSI — 3.6 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

11 min walk

87%

Recommend GP

87%

Overall GP experience

3

GPs within 1km

15

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCromwell Hospital · 1.3 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 5.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

117

Parks (1km)

61

Restaurants (800m)

34

Cafes (800m)

4

Pubs (400m)

3

Pharmacies (800m)

6

Gyms (1km)

29

Sports (1km)

2

Convenience

Nearest supermarketM&S Simply Food · 419 m
21 tennis courts1 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)

0

Cinemas (2km)

665m

Post office

Nearby shops

Majestic257 m
Sally Clarke Shop374 m
K S R Foods386 m
Little Waitrose387 m

Nearby cafes

Blend Juice & Coffee Bar353 m
Kuro362 m
LIFT COFFEE Notting Hill391 m
Bon's418 m

Nearby restaurants

Suzi Tros325 m
Mazi334 m
Beluga Persian Grill & Bar345 m
Bullgogi Restaurant347 m

Nearby pubs

Windsor Castle122 m
The Hillgate310 m
Uxbridge Arms333 m
The Churchill Arms362 m

Nearby gyms

Campden Hill Lawn Tennis Club125 m
The Life Centre Notting Hill340 m
Heartcore Fitness375 m
Core Collective654 m

Nearby pharmacies

Notting Hill Pharmacy483 m
The Pestle & Mortar673 m
Boots675 m
Baywood Chemist975 m

Nearby health

pembridge dental329 m
Ruh Dental347 m
The Kensington Dentist368 m
Kensington Eye centre546 m
Food hygiene (5-star)88% of 217

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

50

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 score39/100
Right-to-buy sales (5yr)Owner-occupier growth signal45
Sales last 12 months3

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+11.2%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

80.3

Price growth score

A
Medium

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityLow-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route6,976m
Crossrail 2 route3,932m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 28,187 nationally

1,785

Est. population

7,843/km²

53%

Employed

69%

Degree educated

£40,300

Median income

1.0%

Claimant rate

Urban coreHigh densityYoung professionals

38

Community stability

Age profile

25%
19%
21%
20%
15%
Under 1825%
18–3419%
35–4921%
50–6420%
65+15%

Tenure

35%
13%
40%
Own outright35%
Own (mortgage)13%
Private rent40%
Social rent10%
Shared ownership1%

Ethnicity

26%
38%
White British26%
White Other38%
Asian11%
Black9%
Mixed7%
Other9%

Employment & lifestyle

Managerial / professional53%
Routine / semi-routine7%
No car household46%
Unemployed7%
No qualifications6%

Housing tenure (Census 2021)

Private rent40%
Social rent10%

vs. London

Income vs London-4.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
174
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
1
Planning apps (12 months)
10
Local approval rate
90%
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)
95
Largest scheme
72 homes · Holland Park School, Holland Park School, Airlie Gardens, W8 7AF
Pipeline pressure
NONE

Named schemes (500m)

Holland Park School, Holland Park School, Airlie Gardens, W8 7AF72 homes
completed
Holland Park School Southern Site, Holland Park School Southern Site, Campden Hill, W8 7AF69 homes
completed
QUEEN ELIZABETH COLLEGE, QUEEN ELIZABETH COLLEGE, CAMPDEN HILL ROAD, W868 homes
completed
74, 74, CAMPDEN HILL ROAD, OBSERVATORY GARDENS (2-12), W859 homes
completed
SIR JOHN ATKINS BUILDING, SIR JOHN ATKINS BUILDING, CAMPDEN HILL, W843 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 7AN

Full postcodeW8 7AN
Postcode districtW8
BoroughLondon Borough of Kensington and Chelsea
WardCampden
Latitude51.505374
Longitude-0.199495
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