Campden · Kensington and Chelsea · Kensington and Bayswater constituency · 51.50616, -0.19779

W8 7EL— Campden, Kensington and Chelsea

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

The practical family move

 

Top 10% LondonSchools 67%Safety 63/100Transport 65/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Young professionals

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
73
Safety
63
Schools
62
Transport
65
Environment
78
Investment
45

The bottom line

W8 7EL offers a green environment — a strong choice for Young professionals.

Less suited to Families.

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Location

W8 7EL

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+113.0% vs London avg

Deep-dive guides for W8 7EL

🛡️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🌳 Good Parks🍕 Buzzing

“The practical family move”

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How W8 7EL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

62

Education score

Good for families
★ Top school within 1km
★★★

Primary

Fox Primary School

Outstanding · Inspected Oct 2023 · 2 min walk

KS2: 112.5

!

Secondary

Holland Park School

Inadequate · Inspected Apr 2022 · 3 min walk

P8: +0.09A8: 59.6

67% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Below London average

Childcare

★★

Childcare

St Anne's & Avondale Park Nursery School

Good · 15 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

138.2 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 451.2%

+22% vs borough

Crime by type

Other33%
Violence & sexual offences19%
Anti-social behaviour15%
Theft12%
Burglary9%
Vehicle crime9%
Drug offences3%
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 · 643m

Crime is +113% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£36,543/m²
Price per ft²£3,395/ft²
Avg floor area174.1 m²

EPC breakdown

C
3%
D
1%
E
4%
F
1%

Based on 9 properties · Confidence: low

Street mix

Semi 50%Terraced 25%Flat 25%

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£435,250
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsSolid brick, as built, no insulation (assumed)
RoofFlat, no insulation (assumed)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band GAnnual charge £2,040
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2002–2025 · CAGR

+12.5%

Total change

+1413%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.3%

per year

Acceleration

-104.85

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £700k+ · 8 sales

Property Type Mix

Total: 8 sales

Semi-detached50%
Terraced25%
Flat/maisonette25%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2004£385k£1.90m+393.5%1
Pre-crash peak2005–2006£603k£4.28m+610.4%1
GFC & correction2012–2012£4.41m£4.41m+0%1
Help-to-Buy recovery2015–2015£2.56m£2.56m+0%1
Brexit uncertainty2018–2018£5.43m£5.43m+0%1
Current market2025–2025£5.83m£5.83m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position75

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
Notting Hill Gate Underground StationCentral line
3.7 min walk
Kensington (Olympia)

Nearby stations

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

69

Walkability score

201

Footpaths (500m)

28

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

9

Car parks (800m)

1

EV chargers (800m)

Nearest car park84m
Santander docks (800m)28
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Hyde Park Coach and Car Park· yes
648m

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: 2.5 km away✗ Not Green Belt✗ Not AONB32% green spaceTree canopy: 10%
More green space than 87% 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

10 min walk

87%

Recommend GP

87%

Overall GP experience

3

GPs within 1km

17

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCromwell Hospital · 1.3 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

119

Parks (1km)

64

Restaurants (800m)

32

Cafes (800m)

8

Pubs (400m)

4

Pharmacies (800m)

11

Gyms (1km)

36

Sports (1km)

7

Convenience

Nearest supermarketM&S Simply Food · 317 m
22 tennis courts1 swimming pools1 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)

480m

Post office

Nearby shops

Majestic197 m
Sally Clarke Shop228 m
K S R Foods245 m
Kuro Bakery284 m

Nearby cafes

Blend Juice & Coffee Bar222 m
LIFT COFFEE Notting Hill244 m
Kuro250 m
Notting Hill Coffee Project311 m

Nearby restaurants

Suzi Tros212 m
Mazi223 m
Pame Greek243 m
Eggbreak245 m

Nearby pubs

Windsor Castle53 m
The Hillgate194 m
The Churchill Arms218 m
The Blue Stoops236 m

Nearby gyms

The Life Centre Notting Hill194 m
Campden Hill Lawn Tennis Club230 m
Heartcore Fitness260 m
Barrecore616 m

Nearby pharmacies

Notting Hill Pharmacy369 m
Boots679 m
The Pestle & Mortar737 m
Prince Pharmacy787 m

Nearby health

The Kensington Dentist225 m
pembridge dental273 m
Ruh Dental302 m
Pembridge Dental441 m
Food hygiene (5-star)87% of 228

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 score36/100
Right-to-buy sales (5yr)Owner-occupier growth signal45
Sales last 12 months0

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

4/100

Velocity score

Future outlook

69.8

Price growth score

B
Medium

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route6,873m
Crossrail 2 route3,868m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,439 nationally

1,715

Est. population

8,644/km²

66%

Employed

73%

Degree educated

£40,300

Median income

0.6%

Claimant rate

Urban coreHigh densityYoung professionals

36

Community stability

Age profile

20%
25%
25%
18%
Under 1820%
18–3425%
35–4925%
50–6418%
65+13%

Tenure

31%
18%
47%
Own outright31%
Own (mortgage)18%
Private rent47%
Social rent3%
Shared ownership0%

Ethnicity

41%
36%
White British41%
White Other36%
Asian12%
Black1%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional59%
Routine / semi-routine6%
No car household52%
Unemployed3%
No qualifications5%

Housing tenure (Census 2021)

Private rent48%
Social rent3%

vs. London

Income vs London-4.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
182
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
1
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)
118
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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Compare Kensington and Chelsea with nearby boroughs:

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Key facts for W8 7EL

Full postcodeW8 7EL
Postcode districtW8
BoroughLondon Borough of Kensington and Chelsea
WardCampden
Latitude51.506158
Longitude-0.197792
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