Living in W8, Kensington and Chelsea
What the open data says about house prices, schools, crime and flood risk around W8 in Kensington and Chelsea. Built from the same sources as every property report on this site, not opinion or marketing copy.
House prices
Average price in Kensington and Chelsea: £1,250,149, down 14.7% on a year ago (2026-06). The wider London average is £553,870.
What actually sold around W8
52 recorded home sales on the streets around central W8 in the last 2 years, with a median of £1,550,000 and a range from £520,000 to £10,450,000. Mostly flats and maisonettes.
| Address | Type | Sold for | Date |
|---|---|---|---|
| 10 HOLLAND STREET, W8 4LT | terraced | £3,450,000 | 2026-05-29 |
| FLAT 32 INGELOW HOUSE HOLLAND STREET, W8 4NF | flat-maisonette | £1,180,000 | 2026-04-08 |
| 2A IVERNA COURT, W8 6TY | flat-maisonette | £520,000 | 2026-02-27 |
| 46 IVERNA COURT, W8 6TS | flat-maisonette | £2,275,000 | 2026-01-16 |
| FLAT 3 38 HORNTON STREET, W8 4NT | flat-maisonette | £1,005,999 | 2026-01-14 |
| 11B STAFFORD TERRACE, W8 7BJ | flat-maisonette | £2,500,000 | 2026-01-06 |
Source: HM Land Registry Price Paid Data. Every sale of a registered property in England and Wales appears here once it completes, so the most recent weeks are always still filling in.
Schools nearby
242 schools within 3 miles , of which 98% are rated Outstanding or Good by Ofsted.
| Nearest well-rated schools | Stage | Ofsted | Distance |
|---|---|---|---|
| Fox Primary School | Primary | Outstanding | 0.4 mi |
| The Cardinal Vaughan Memorial RC School | Secondary | Outstanding | 0.8 mi |
| Avonmore Primary School | Primary | Outstanding | 0.9 mi |
| Servite RC Primary School | Primary | Outstanding | 1.2 mi |
| Thomas Jones Primary School | Primary | Outstanding | 1.2 mi |
| Fulham Primary School | Primary | Outstanding | 1.2 mi |
106 state primary and 30 state secondary schools within range, plus 72 fee-paying schools.
Private schools
72 fee-paying schools within 3 miles: Al-Sadiq School, Al-Zahra School, Arnold House School, Ashbourne College, Azbuka Russian-English Bilingual School, Bales College and others.
All 72 fee-paying schools near W8, with ages and admissions →
Fee-paying schools are inspected by the Independent Schools Inspectorate, not Ofsted, and the ISI publishes no open data feed. That is why they carry no rating here. A missing grade means we cannot see one, not that the school was judged poorly.
Universities
6 higher education institutions within 3 miles: Imperial College of Science, Technology and Medicine, Institute of Cancer Research, London Business School, Royal Academy of Music, Royal College of Art, Royal College of Music.
Relevant beyond study: a large student population shapes rental demand, and term-time letting is a different market from family letting.
What people here do for work
The most common occupations among working residents, from the 2021 Census. This is occupation rather than industry: it says what people do, not which industries employ them.
| Occupation group | Share of workers |
|---|---|
| Managers, directors and senior officials | 33.0% |
| Professional occupations | 31.1% |
| Associate professional and technical | 17.2% |
| Caring, leisure and other service | 8.5% |
| Administrative and secretarial | 4.7% |
Source: ONS Census 2021, table TS063, for this district's small area.
Crime
1119 crimes recorded within roughly a mile of central W8 in 2026-06, most commonly anti social behaviour.
Flood risk
Zone 1 (low probability). This is the Environment Agency's flood zone for the area's centre point, an individual property's own risk can differ, especially near a specific watercourse.
Deprivation
This area falls in decile 9 of 10 on the Index of Multiple Deprivation (least deprived nationally), based on Kensington and Chelsea's figures.
Common questions about W8
What is the average house price in W8?
The average sold price in Kensington and Chelsea is £1,250,149 as of 2026-06, according to the UK House Price Index.
Are house prices rising in W8?
Prices in Kensington and Chelsea are down 14.7% on a year ago (UK House Price Index).
What do houses actually sell for in W8?
The median of 52 recorded sales around central W8 in the last 2 years is £1,550,000, ranging from £520,000 to £10,450,000 (HM Land Registry Price Paid Data).
Are the schools good in W8?
242 schools sit within 3 miles of central W8, and 98% are rated Outstanding or Good by Ofsted.
How much crime is there in W8?
1119 crimes were recorded within roughly a mile of central W8 in 2026-06, most commonly anti social behaviour (Police.uk).
Is W8 at risk of flooding?
Central W8 sits in Zone 1 (low probability) for river and sea flooding (Environment Agency). Individual addresses vary, so check the full report for a specific property.
Is W8 a good place to live?
That depends on what you need, so here is what the official data says rather than an opinion: 98% of nearby schools are rated Outstanding or Good by Ofsted; the median home sells for £1,550,000; the area sits in decile 9 of 10 on the Index of Multiple Deprivation; 1119 crimes were recorded within about a mile. Every one of those figures names its source on this page.
Is W8 safe?
1119 crimes were recorded within roughly a mile of central W8 in 2026-06, according to Police.uk. The most common category was anti social behaviour. Crime counts follow how many people are around, so a busy district records more than a quiet one of the same size.
Neighbouring districts
Want the full picture for a specific property?
This page covers W8 as a whole. For sold price history, EPC rating, exact-address crime and flood risk, school catchment areas and 30+ other checks on one specific property, search its full postcode.