Campden · Kensington and Chelsea · Kensington and Bayswater constituency · 51.50082, -0.19697

W8 7BL— Campden, Kensington and Chelsea

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

The family fortress

 

Top 5% LondonSchools 75%Safety 66/100Transport 65/100Low yield 2.74%

Best for: Families, Young professionals

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
78
Safety
66
Schools
62
Transport
65
Environment
81
Investment
57

The bottom line

W8 7BL offers low crime and a green environment — a strong choice for Families and Young professionals.

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Location

W8 7BL

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+16.7% vs London avg
vs London crime+78.0% vs London avg

Deep-dive guides for W8 7BL

🛡️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🎓 Good Schools🌿 Green Lung🔒 Very Safe🍕 Buzzing

“The family fortress”

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How W8 7BL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

62

Education score

Good for families
★ Top school within 1km
★★

Primary

St Barnabas and St Philip's CofE Primary School

Good · Inspected Apr 2024 · 5 min walk

KS2: 110.3

!

Secondary

Holland Park School

Inadequate · Inspected Apr 2022 · 6 min walk

P8: +0.09A8: 59.6

75% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Below London average

Childcare

Childcare

James Lee Nursery School

Not inspected · 19 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

115.9 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 242.9%

+2% vs borough

Crime by type

Other44%
Vehicle crime15%
Violence & sexual offences12%
Theft11%
Anti-social behaviour9%
Robbery4%
Burglary3%
Drug offences1%

Stop & search

0.7

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kensington Fire Station · 532m

Crime is +78% above London average

Property

Prices, sales volume and market trends

Avg floor area102.8 m²

EPC breakdown

C
5%
D
13%
E
9%
G
1%

Based on 28 properties · Confidence: medium

Street mix

Flat 97%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 yield853 kWh/kWp/yr
Rebuild cost estimate£257,000
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

+9.3%

Total change

+1094%

Market Activity

Price Velocity & Acceleration

Current Velocity

-62.1%

per year

Acceleration

-69.32

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £450k–£500k · 30 sales

Property Type Mix

Total: 30 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£90k£410k+355.6%1.7
Post-dot-com plateau2001–2004£680k£365k-46.3%1.2
Pre-crash peak2006–2007£365k£604k+65.5%4.5
Help-to-Buy recovery2013–2014£1.45m£305k-79%1.5
Brexit uncertainty2017–2018£2.65m£2.84m+7.2%1
Rate-rise correction2023–2023£1.07m£1.07m+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+5.9% alpha

Flat/maisonette+5.9% α
Local
16.7%
District
10.8%

CAGR over 18yr 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
High Street Kensington Underground StationDistrict line
3.5 min walk
Kensington (Olympia)

Nearby stations

High Street Kensington Underground StationDistrict · Circle
4 min walk
Notting Hill Gate Underground StationCircle · District
12 min walk
Holland Park Underground StationCentral
12 min walk
Kensington (Olympia) Underground StationDistrict
12 min walk
Kensington (Olympia) Rail StationSouthern · Mildmay
12 min walk
No bus stops within 400m

71

Walkability score

153

Footpaths (500m)

24

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

14

Car parks (800m)

1

EV chargers (800m)

Nearest car park189m
Santander docks (800m)24
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: 2.8 km away✗ Not Green Belt✗ Not AONB40% green spaceTree canopy: 10%
More green space than 92% of London

Nearest SSSI: Barn Elms Wetland Centre SSSI — 3.4 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): 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 yield852.5 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

HEALTH AND WELLBEING CENTRE, EARLS COURT

2B HOGARTH ROAD, SW5 0PT

12 min walk

61%

Recommend GP

61%

Overall GP experience

5

GPs within 1km

18

Dentists within 1km

3

Care homes (1km)

Nearest hospitalCromwell Hospital · 743 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 6.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

113

Parks (1km)

55

Restaurants (800m)

26

Cafes (800m)

2

Pubs (400m)

4

Pharmacies (800m)

8

Gyms (1km)

30

Sports (1km)

3

Convenience

Nearest supermarketLa Mart · 100 m
20 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

101m

Post office

Nearby shops

Orée201 m
Ben’s Cookies303 m
GAIL's308 m
Aux Merveilleux de Fred319 m

Nearby cafes

Sheer Passion100 m
Phillies Cafe122 m
Joe & The Juice160 m
Big City Dog167 m

Nearby restaurants

Yashin Sushi105 m
Shoryu116 m
Kensington Quarter133 m
Balans Soho Society135 m

Nearby pubs

The Britannia263 m
Piano279 m
Princess Victoria301 m
The Elephant and Castle345 m

Nearby gyms

Core Collective182 m
Equinox Kensington383 m
Barrecore459 m
Body Fix522 m

Nearby pharmacies

The Pestle & Mortar141 m
Boots268 m
Kensington Pharmacy555 m
Prince Pharmacy621 m

Nearby health

Kensington Therapy Centre142 m
Longevity Clinic173 m
Randox Health Kensington210 m
Kensington Dental Practice250 m
Food hygiene (5-star)85% of 212

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

57

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 score35/100
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

61.9

Price growth score

C
Medium

Development pressure

Low

New supply risk

Strong gentrification momentumLow-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route6,742m
Crossrail 2 route3,542m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 27,934 nationally

1,449

Est. population

15,257/km²

55%

Employed

69%

Degree educated

£49,000

Median income

1.2%

Claimant rate

Urban coreVery high densityYoung professionals

31

Community stability

Age profile

21%
17%
23%
28%
Under 1821%
18–3417%
35–4923%
50–6428%
65+12%

Tenure

29%
13%
55%
Own outright29%
Own (mortgage)13%
Private rent55%
Social rent3%

Ethnicity

33%
39%
White British33%
White Other39%
Asian11%
Black3%
Mixed4%
Other10%

Employment & lifestyle

Managerial / professional56%
Routine / semi-routine7%
No car household42%
Unemployed3%
No qualifications6%

Housing tenure (Census 2021)

Private rent55%
Social rent3%

vs. London

Income vs London+16.7%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
120
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
1
Planning apps (12 months)
11
Local approval rate
91%
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)
58
Largest scheme
137 homes · COLLEGE HOUSE, COLLEGE HOUSE, WRIGHTS LANE, W8
Pipeline pressure
NONE

Named schemes (500m)

QUEEN ELIZABETH COLLEGE, QUEEN ELIZABETH COLLEGE, CAMPDEN HILL ROAD, W868 homes
completed
Commonwealth Institute, 224-238, Commonwealth Institute, 224-238, Kensington High Street, W8 6NQ62 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
Land at the former Sir John Atkins site, Land at the former Sir John Atkins site, Campden Hill, W8 7AH33 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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Compare Kensington and Chelsea with nearby boroughs:

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Key facts for W8 7BL

Full postcodeW8 7BL
Postcode districtW8
BoroughLondon Borough of Kensington and Chelsea
WardCampden
Latitude51.500821
Longitude-0.196965
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