Campden · Kensington and Chelsea · Kensington and Bayswater constituency · 51.50724, -0.20006

W8 7AZ— Campden, Kensington and Chelsea

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

The practical family move

 

Top 8% LondonSchools 80%Safety 59/100Transport 62/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Most buyers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
74
Safety
59
Schools
70
Transport
62
Environment
80
Investment
45

The bottom line

W8 7AZ 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 7AZ

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-4.0% vs London avg
vs London crime+145.0% vs London avg

Deep-dive guides for W8 7AZ

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

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How W8 7AZ 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 · 3 min walk

KS2: 112.5

!

Secondary

Holland Park School

Inadequate · Inspected Apr 2022 · 3 min walk

P8: +0.09A8: 59.6

80% of local schools rated Good or Outstanding · based on 20 schools within 1.5km

Above London average

Childcare

★★

Childcare

St Anne's & Avondale Park Nursery School

Good · 13 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

159.0 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 384.6%

+40% vs borough

Crime by type

Other34%
Anti-social behaviour20%
Violence & sexual offences18%
Vehicle crime11%
Burglary8%
Theft7%
Drug offences2%
Robbery2%

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 · 840m

Crime is +145% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£38,309/m²
Price per ft²£3,559/ft²
Avg floor area106.2 m²

EPC breakdown

B
2%
C
17%
D
7%
E
4%

Based on 30 properties · Confidence: high

Street mix

Semi 1%Terraced 17%Flat 81%

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£265,500
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)
GlazingFully double glazed
Council tax band Band GAnnual charge £2,040
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+12.1%

Total change

+2992%

Market Activity

Price Velocity & Acceleration

Current Velocity

+404.3%

per year

Acceleration

+457.69

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £500k–£600k · 68 sales

Property Type Mix

Total: 68 sales

Semi-detached1.5%
Terraced16.2%
Flat/maisonette82.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£190k£366k+92.8%3
Post-dot-com plateau2001–2004£603k£533k-11.6%3
Pre-crash peak2005–2007£453k£808k+78.5%2.3
GFC & correction2009–2012£675k£1.09m+60.8%3.5
Help-to-Buy recovery2013–2015£835k£467k-44.1%2.3
Brexit uncertainty2017–2018£2.45m£1.60m-34.7%2
Rate-rise correction2023–2023£2.50m£2.50m+0%1
Current market2024–2025£1.17m£5.88m+404.3%2.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.3% alpha

Weakest performer

Terraced

-3% alpha

Flat/maisonette+0.3% α
Local
6.8%
District
6.5%
Terraced-3% α
Local
6.8%
District
9.8%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

16out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
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
3.2 min walk
Kensington (Olympia)

Nearby stations

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

69

Walkability score

193

Footpaths (500m)

27

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge39 min ↑
Victoria ★30 min
Waterloo41 min ↑
Canary Wharf48 min ↑
City36 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

9

Car parks (800m)

1

EV chargers (800m)

Nearest car park131m
Santander docks (800m)27
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Hyde Park Coach and Car Park· yes
727m

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: 2.6 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 — 3.8 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

8 min walk

87%

Recommend GP

87%

Overall GP experience

5

GPs within 1km

13

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCromwell Hospital · 1.5 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

117

Parks (1km)

44

Restaurants (800m)

24

Cafes (800m)

8

Pubs (400m)

2

Pharmacies (800m)

8

Gyms (1km)

29

Sports (1km)

6

Convenience

Nearest supermarketM&S Simply Food · 246 m
19 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

8

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

513m

Post office

Nearby shops

Majestic74 m
Little Waitrose189 m
Z.Punjani Newsagents and American Food Store232 m
Kuro Bakery238 m

Nearby cafes

Kuro215 m
Bon's250 m
Notting Hill Coffee Project301 m
Cherry On311 m

Nearby restaurants

Beluga Persian Grill & Bar137 m
Cottons Notting Hill138 m
Bullgogi Restaurant143 m
PizzaExpress151 m

Nearby pubs

Windsor Castle149 m
Uxbridge Arms149 m
The Hillgate185 m
Archer Street Notting Hill198 m

Nearby gyms

Campden Hill Lawn Tennis Club165 m
Heartcore Fitness232 m
The Life Centre Notting Hill295 m
Shanti Sadan585 m

Nearby pharmacies

Notting Hill Pharmacy322 m
Baywood Chemist766 m
Boots863 m
The Pestle & Mortar883 m

Nearby health

pembridge dental126 m
Ruh Dental138 m
The Kensington Dentist372 m
Pembridge Dental376 m
Food hygiene (5-star)86% of 186

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

45

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 score31/100
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

72.3

Price growth score

B
Low

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,048m
Crossrail 2 route4,063m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,066 nationally

1,189

Est. population

15,841/km²

62%

Employed

71%

Degree educated

£40,300

Median income

1.3%

Claimant rate

Urban coreVery high densityYoung professionals

37

Community stability

Age profile

18%
21%
22%
21%
17%
Under 1819%
18–3421%
35–4922%
50–6421%
65+18%

Tenure

26%
16%
39%
17%
Own outright26%
Own (mortgage)16%
Private rent39%
Social rent17%
Shared ownership1%
Rent free1%

Ethnicity

39%
32%
White British39%
White Other32%
Asian10%
Black5%
Mixed8%
Other8%

Employment & lifestyle

Managerial / professional57%
Routine / semi-routine7%
No car household55%
Unemployed4%
No qualifications6%

Housing tenure (Census 2021)

Private rent39%
Social rent17%

vs. London

Income vs London-4.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
186
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
9
Local approval rate
89%
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)
83
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
SIR JOHN ATKINS BUILDING, SIR JOHN ATKINS BUILDING, CAMPDEN HILL, W843 homes
completed
Land at the former Sir John Atkins site, Land at the former Sir John Atkins site, Campden Hill, W8 7AH33 homes
completed
5-9, 5-9, KENSINGTON PARK ROAD, W1114 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 7AZ

Full postcodeW8 7AZ
Postcode districtW8
BoroughLondon Borough of Kensington and Chelsea
WardCampden
Latitude51.507235
Longitude-0.200055
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