Campden · Kensington and Chelsea · Kensington and Bayswater constituency · 51.50760, -0.19608

W8 7PN— Campden, Kensington and Chelsea

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

The practical family move

 

Top 5% LondonSchools 67%Safety 63/100Transport 67/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Young professionals

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
76
Safety
63
Schools
62
Transport
67
Environment
99
Investment
45

The bottom line

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

Less suited to Families.

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Location

W8 7PN

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 7PN

🛡️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 practical family move”

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How W8 7PN 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 · 1 min walk

KS2: 112.5

!

Secondary

Holland Park School

Inadequate · Inspected Apr 2022 · 5 min walk

P8: +0.09A8: 59.6

67% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Below London average

Childcare

Childcare

Golborne & Maxilla Nursery School

Not inspected · 20 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kensington Fire Station · 664m

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£18,941/m²
Price per ft²£1,760/ft²
Avg floor area110.6 m²

EPC breakdown

B
1%
C
10%
D
11%
E
8%
F
1%

Based on 31 properties · Confidence: high

Street mix

Semi 7%Terraced 58%Detached 2%Flat 31%Other 2%

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£276,500
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)
RoofFlat, no insulation (assumed)
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

+5.4%

Total change

+391%

Market Activity

Price Velocity & Acceleration

Current Velocity

-34.7%

per year

Acceleration

-63.99

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £600k–£700k · 44 sales

Property Type Mix

Total: 44 sales

Detached2.3%
Semi-detached6.8%
Terraced59.1%
Flat/maisonette31.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£455k£580k+27.5%2
Post-dot-com plateau2001–2004£978k£250k-74.4%1.5
Pre-crash peak2005–2007£1.18m£662k-44%2.3
GFC & correction2008–2012£1.95m£2.81m+44.4%2
Help-to-Buy recovery2013–2016£2.25m£2.20m-2.2%1
Brexit uncertainty2018–2019£2.20m£993k-54.9%2.5
Pandemic surge2020–2021£1.36m£2.65m+94.9%3
Rate-rise correction2023–2023£3.42m£3.42m+0%1
Current market2025–2025£2.23m£2.23m+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+3.5% alpha

Weakest performer

Terraced

+0.6% alpha

Flat/maisonette+3.5% α
Local
9.3%
District
5.8%
Terraced+0.6% α
Local
7.9%
District
7.3%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
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 77% of London
Notting Hill Gate Underground StationCircle line
1.4 min walk
Kensington (Olympia)

Nearby stations

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

74

Walkability score

252

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

8

Car parks (800m)

1

EV chargers (800m)

Nearest car park174m
Santander docks (800m)27
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Hyde Park Coach and Car Park· yes
460m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
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: 2.3 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Barn Elms Wetland Centre SSSI — 4.0 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

3

GPs within 1km

19

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCromwell Hospital · 1.4 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 5.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

104

Parks (1km)

61

Restaurants (800m)

29

Cafes (800m)

11

Pubs (400m)

1

Pharmacies (800m)

13

Gyms (1km)

34

Sports (1km)

11

Convenience

Nearest supermarketAmazon Fresh · 189 m
18 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

1

Nightclubs

12

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

281m

Post office

Nearby shops

Sally Clarke Shop104 m
Caviar Artisan122 m
K S R Foods146 m
Kuro Bakery160 m

Nearby cafes

LIFT COFFEE Notting Hill81 m
Panache128 m
Kuro138 m
Notting Hill Coffee Project143 m

Nearby restaurants

Pame Greek76 m
Suzi Tros120 m
Clarke's125 m
Los Mochis Notting Hill127 m

Nearby pubs

The Blue Stoops93 m
The Hillgate112 m
The Churchill Arms116 m
Viajante87156 m

Nearby gyms

The Life Centre Notting Hill30 m
Heartcore Fitness133 m
Campden Hill Lawn Tennis Club396 m
Heartcore504 m

Nearby pharmacies

Notting Hill Pharmacy216 m
Boots784 m
Baywood Chemist797 m
Prince Pharmacy801 m

Nearby health

The Kensington Dentist126 m
pembridge dental259 m
Pembridge Dental290 m
Ruh Dental293 m
Food hygiene (5-star)85% of 216

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 score35/100
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

66

Price growth score

B
Medium

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route6,785m
Crossrail 2 route3,815m

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)
186
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
11
Local approval rate
73%
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)
110
Largest scheme
72 homes · Holland Park School, Holland Park School, Airlie Gardens, W8 7AF
Pipeline pressure
NONE

Named schemes (500m)

74, 74, CAMPDEN HILL ROAD, OBSERVATORY GARDENS (2-12), W859 homes
completed
65-69 Linden Gardens, LONDON, W2 4HJ, 65-6942 homes
completed
1 and 3 Clanricarde Gardens, LONDON, W2 4JJ23 homes
completed
33 & 35, 33 & 35, LINDEN GARDENS, W220 homes
completed
66-70 and 72-74, 66-70 and 72-74, Notting Hill Gate, W11 3HT19 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 7PN

Full postcodeW8 7PN
Postcode districtW8
BoroughLondon Borough of Kensington and Chelsea
WardCampden
Latitude51.507597
Longitude-0.196078
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