Campden · Kensington and Chelsea · Kensington and Bayswater constituency · 51.50226, -0.19838

W8 7HF— Campden, Kensington and Chelsea

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

The family fortress

 

Top 5% LondonSchools 75%Safety 66/100Transport 63/100Low yield 2.74%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
78
Safety
66
Schools
62
Transport
63
Environment
81
Investment
58

The bottom line

W8 7HF offers low crime and a green environment — a strong choice for Families.

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Location

W8 7HF

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 7HF

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

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Postcode Personality

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“The family fortress”

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How W8 7HF 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 · 6 min walk

KS2: 110.3

!

Secondary

Holland Park School

Inadequate · Inspected Apr 2022 · 4 min walk

P8: +0.09A8: 59.6

75% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Below London average

Childcare

★★

Childcare

St Anne's & Avondale Park Nursery School

Good · 18 min walk

4 primaries · 2 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kensington Fire Station · 580m

Crime is +78% above London average

Property

Prices, sales volume and market trends

Avg floor area630.8 m²

EPC breakdown

B
1%
C
4%
D
4%
E
3%
F
2%

Based on 14 properties · Confidence: medium

Street mix

Semi 12%Terraced 3%Detached 24%Flat 59%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£1,577,000
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)
RoofFlat, insulated (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band GAnnual charge £2,040
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+7.8%

Total change

+725%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.9%

per year

Acceleration

+4.77

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £175k–£200k · 28 sales

Property Type Mix

Total: 28 sales

Detached14.3%
Semi-detached10.7%
Terraced3.6%
Flat/maisonette71.4%

By decade

1990s

2000s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£2.85m£170k-94%2.2
Post-dot-com plateau2001–2004£8.64m£895k-89.6%3
Pre-crash peak2006–2007£1.34m£1.37m+2%3
Brexit uncertainty2019–2019£46.13m£46.13m+0%1
Pandemic surge2020–2021£28.00m£25.00m-10.7%1
Rate-rise correction2023–2023£23.52m£23.52m+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+15% alpha

Flat/maisonette+15% α
Local
21.6%
District
6.6%

CAGR over 7yr 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
Above London average
High Street Kensington Underground StationDistrict line
4.9 min walk
Kensington (Olympia)

Nearby stations

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

66

Walkability score

132

Footpaths (500m)

24

Santander docks (800m)

0.2 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)

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Parking & EV

Car parks, spaces and charging points

13

Car parks (800m)

0

EV chargers (800m)

Nearest car park238m
Santander docks (800m)24
Nearest cycle dock0.2 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 AONB41% green spaceTree canopy: 13%
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

THE PEMBRIDGE VILLAS SURGERY

45A PEMBRIDGE VILLAS, W11 3EP

15 min walk

87%

Recommend GP

87%

Overall GP experience

2

GPs within 1km

16

Dentists within 1km

3

Care homes (1km)

Nearest hospitalCromwell Hospital · 931 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 6.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

106

Parks (1km)

66

Restaurants (800m)

31

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

8

Gyms (1km)

31

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Elephant and Castle (348 m)

Nearest supermarketLa Mart · 288 m
21 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

311m

Post office

Nearby shops

Orée356 m
Sainsbury's Local405 m
labakery413 m
Holland Green Express421 m

Nearby cafes

Sheer Passion267 m
Phillies Cafe278 m
the DESIGN CAFE313 m
Big City Dog314 m

Nearby restaurants

Yashin Sushi274 m
Sticky Fingers288 m
Sadaf293 m
Shoryu294 m

Nearby pubs

The Elephant and Castle348 m
Piano389 m
Windsor Castle448 m
The Britannia449 m

Nearby gyms

Core Collective305 m
Campden Hill Lawn Tennis Club446 m
Equinox Kensington495 m
Barrecore514 m

Nearby pharmacies

The Pestle & Mortar320 m
Boots401 m
Prince Pharmacy698 m
Kensington Pharmacy743 m

Nearby health

Longevity Clinic317 m
Kensington Therapy Centre322 m
Randox Health Kensington362 m
Oracare Dental389 m
Food hygiene (5-star)85% of 221

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

58

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 score38/100
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

61.7

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 route6,854m
Crossrail 2 route3,703m

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)
115
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
1
Planning apps (12 months)
13
Local approval rate
85%
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)
37
Largest scheme
137 homes · COLLEGE HOUSE, COLLEGE HOUSE, WRIGHTS LANE, W8
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
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

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 7HF

Full postcodeW8 7HF
Postcode districtW8
BoroughLondon Borough of Kensington and Chelsea
WardCampden
Latitude51.502264
Longitude-0.198378
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