Campden · Kensington and Chelsea · Kensington and Bayswater constituency · 51.50109, -0.19386

W8 7RT— Campden, Kensington and Chelsea

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

The family fortress

 

Top 5% LondonSchools 75%Safety 66/100Transport 68/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Young professionals

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
81
Safety
66
Schools
49
Transport
68
Environment
99
Investment
46

The bottom line

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

Check your dealbreakers

Toggle the things that matter to you — see how W8 7RT scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how W8 7RT meets your needs.

Location

W8 7RT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-4.0% vs London avg
vs London crime+83.0% vs London avg

Deep-dive guides for W8 7RT

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare W8 7RT with:

Postcode Personality

🚇 Hyper-Connected🎓 Good Schools🌿 Green Lung🔒 Very Safe🍕 Buzzing

“The family fortress”

Share:WhatsAppShare on X

How W8 7RT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

49

Education score

Fair for families
★ Top school within 1km
—

Primary

St Mary Abbots CofE Primary School

Not yet inspected · 2 min walk

KS2: 111.9

!

Secondary

Holland Park School

Inadequate · Inspected Apr 2022 · 8 min walk

P8: +0.09A8: 59.6

75% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Below London average

Childcare

Childcare

James Lee Nursery School

Not inspected · 21 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

118.8 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 360.9%

+5% vs borough

Crime by type

Other38%
Violence & sexual offences21%
Anti-social behaviour16%
Vehicle crime13%
Theft7%
Burglary4%
Drug offences1%
Robbery0%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

Road safety

93

Road safety score

3

Accidents (5yr)

1

KSI (5yr)

11

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kensington Fire Station · 333m

Crime is +83% 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£15,310/m²
Price per ft²£1,422/ft²
Avg floor area144.8 m²

EPC breakdown

B
1%
C
12%
D
5%
E
3%

Based on 21 properties · Confidence: medium

Street mix

Flat 100%

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£362,000
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 potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+8.5%

Total change

+1067%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.6%

per year

Acceleration

-197.72

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £700k+ · 12 sales

Property Type Mix

Total: 12 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£195k£290k+48.7%1
Pre-crash peak2005–2006£1.08m£775k-28.2%1
GFC & correction2011–2011£1.25m£1.25m+0%1
Help-to-Buy recovery2014–2015£2.30m£2.39m+3.9%1
Pandemic surge2021–2021£825k£825k+0%1
Rate-rise correction2022–2022£2.41m£2.41m+0%2
Current market2025–2025£2.27m£2.27m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 78% of London
High Street Kensington Underground StationDistrict line
0.9 min walk
West Brompton

Nearby stations

High Street Kensington Underground StationDistrict · Circle
1 min walk
Notting Hill Gate Underground StationCircle · District
11 min walk
Earl's Court Underground StationDistrict · Piccadilly
13 min walk
Holland Park Underground StationCentral
13 min walk
Gloucester Road Underground StationDistrict · Circle
14 min walk
No bus stops within 400m

75

Walkability score

185

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

16

Car parks (800m)

1

EV chargers (800m)

Nearest car park126m
Santander docks (800m)28
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
NoiseNONE
road
SEVERE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.6 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 22%
More green space than 99% of London

Nearest SSSI: Barn Elms Wetland Centre SSSI — 3.6 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

4

GPs within 1km

15

Dentists within 1km

3

Care homes (1km)

Nearest hospitalCromwell Hospital · 680 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

104

Parks (1km)

70

Restaurants (800m)

29

Cafes (800m)

4

Pubs (400m)

5

Pharmacies (800m)

10

Gyms (1km)

33

Sports (1km)

8

Convenience

Nearest supermarketAmazon Fresh · 47 m
20 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

3

Cinemas (2km)

233m

Post office

Nearby shops

Orée70 m
Ben’s Cookies94 m
GAIL's96 m
Aux Merveilleux de Fred111 m

Nearby cafes

Nero Express95 m
Joe & The Juice118 m
Sheer Passion129 m
Ole & Steen157 m

Nearby restaurants

McDonald's56 m
Sadaf72 m
Wasabi74 m
Bill's78 m

Nearby pubs

Piano62 m
The Elephant and Castle221 m
The Prince of Wales248 m
The Britannia300 m

Nearby gyms

Equinox Kensington165 m
Barrecore260 m
Body Fix311 m
Virgin Active334 m

Nearby pharmacies

Boots61 m
The Pestle & Mortar266 m
Prince Pharmacy406 m
Kensington Pharmacy502 m

Nearby health

Randox Health Kensington63 m
Kensington Dental Practice64 m
Kensington Dentist79 m
Scarsdale Medical Centre231 m
Food hygiene (5-star)84% of 240

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

46

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 score38/100
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

73

Price growth score

B
Medium

Development pressure

Low

New supply risk

Strong gentrification momentumLow-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route6,529m
Crossrail 2 route3,364m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 28,187 nationally

1,785

Est. population

7,843/km²

53%

Employed

69%

Degree educated

£40,300

Median income

1.0%

Claimant rate

Urban coreHigh densityYoung professionals

38

Community stability

Age profile

25%
19%
21%
20%
15%
Under 1825%
18–3419%
35–4921%
50–6420%
65+15%

Tenure

35%
13%
40%
Own outright35%
Own (mortgage)13%
Private rent40%
Social rent10%
Shared ownership1%

Ethnicity

26%
38%
White British26%
White Other38%
Asian11%
Black9%
Mixed7%
Other9%

Employment & lifestyle

Managerial / professional53%
Routine / semi-routine7%
No car household46%
Unemployed7%
No qualifications6%

Housing tenure (Census 2021)

Private rent40%
Social rent10%

vs. London

Income vs London-4.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
143
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
1
Planning apps (12 months)
11
Local approval rate
100%
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)
55
Largest scheme
137 homes · COLLEGE HOUSE, COLLEGE HOUSE, WRIGHTS LANE, W8
Pipeline pressure
NONE

Named schemes (500m)

COLLEGE HOUSE, COLLEGE HOUSE, WRIGHTS LANE, W8137 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
2 - 18, 2 - 18, Lancer Square, and 10-14 Old Court Place, W8 4EP51 homes
completed
STAFFORD COURT, 160-166, STAFFORD COURT, 160-166, KENSINGTON HIGH STREET, W816 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

Live in W8 7RT? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for W8 7RT.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Kensington and Chelsea with nearby boroughs:

Kensington and Chelsea vs Hammersmith And FulhamKensington and Chelsea vs WestminsterKensington and Chelsea vs Camden

Similar postcodes

Frequently asked questions

📍 Track W8 7RT

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for W8 7RT

Full postcodeW8 7RT
Postcode districtW8
BoroughLondon Borough of Kensington and Chelsea
WardCampden
Latitude51.501088
Longitude-0.193857
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