What you need to know about Holland Park
Located in the Royal borough of Kensington and Chelsea, which is the most expensive borough in West London, Holland Park is an exclusive part of the city with a variety of high quality property available. It occupies an attractive position to the west of Central London and although there are no official boundaries, it is widely accepted to be nestled in the area between Holland Park Avenue, Kensington High Street, Kensington Church Street and Holland Road.
In the last year, the average price of property in Holland Park sat at £2,651,132. Flats accounted for most of the area's sold properties, fetching an average £1,226,907. Terraced properties in Holland Park commanded an average price of £4,274,091 while semi-detached properties reached an average of £7,350,083. Overall, property prices in Holland Park have increased 9% since 2019 and they have returned to similar levels seen during the peak in 2018.
Property in Holland Park is more affordable than nearby Campden Hill but more expensive than Kensington, South Kensington, and Notting Hill.
What is living in Holland Park like?
Holland Park sits adjacent to Shepherd's Bush, Earl's Court, and Notting Hill. The area benefits from a selection of beautiful streets that are lined with trees and filled with spacious Victorian townhouses.
Holland Park benefits from excellent transport connections. Holland Park Underground Station sits on the central line, offering easy access to the city and the West End. A selection of buses also serve Holland Park, providing connections to central London. Its excellent location also offers easy access to Heathrow airport as well as the M40 and M4 motorways.
Residents have the opportunity to enjoy a wide variety of independent retailers and service providers, including grocers, butchers and delicatessens. The food scene in the area is bustling with cafés, eateries, restaurants and pubs offering almost every type of cuisine you can think of.
Living in Holland Park pros and cons
Pro: Beautiful green space
Holland Park is the largest park in the Royal Borough of Kensington and Chelsea. The gardens occupy some 54 acres and the park also contains woodlands, sports facilities, and children's play areas. In 1991, the Chamber of Commerce of Kyoto donated the Kyoto garden to Holland Park, which is a stunning Japanese garden offering a slice of serenity within the city. Kyoto Garden is filled with maple trees, stone lanterns and a stunning koi carp pond.
In addition to tennis courts, visitors can also enjoy a giant chess set, a football pitch, netball court, and practice nets for both golf and cricket. The Royal Borough of Kensington and Chelsea's Ecology Service is also based in Holland Park and its Ecology Centre hosts a variety of activities and events for all ages.
Con: High demand for property
A degree of patience may be required before you seal the deal on your ideal property, as demand in the area is high. So, while this should be taken as an indicator of the quality of the area, without the right person on your side it can be tricky to be one of the first in through the doors of the most sought after properties hitting the market.
Pro: Lots of facilities and amenities
Holland Park benefits from a selection of cultural centres, shopping areas, restaurants and spas. The Design Museum is also located within Holland Park, which hosts a variety of architectural design, fashion design, graphic design, and product design exhibitions throughout the year. Additionally, Holland Park houses Leighton House Museum which has a vast collection of pottery, sculptures and paintings, and the Holland Park Opera hosts open-air concerts during the summer months.
Familiar high street shops can be accessed easily within nearby Westfield Shopping Centre and Kensington High Street. Other streets in Holland Park are filled with independent retailers offering a high-quality browsing experience. The area also offers easy access to Portobello Road Market, which offers everything from delicious street food to one-of-a-kind vintage pieces that will add the perfect finishing flourishes to your new home.
Pro: Excellent schools and family-friendly atmosphere
Holland Park is an excellent area for young families, with a selection of excellent schools within walking distance. Holland Park School, Thomas Jones Primary School and St Anne's & Avondale Park Nursery School have all achieved an 'Outstanding' rating from Ofsted and are just a few examples of the quality of education on offer in the Holland Park area.
Holland Park is also home to a selection of residential quarters, which have created and continue to nurture a genuine sense of community. This village-like feel is a big draw for young families, with Clarendon Cross being one of the most notable areas. There are plenty of groups and classes for parents and children to enjoy, offering an easy way to socialise and build a strong supportive network in the local area.
Is Holland Park a safe place to live?
Between December 2019 and November 2021, there were 1,436 crimes reported in the Holland Park area. Incidents categorised as violence against the person were most common with 372 crimes reported. There were also 262 incidents of theft and 210 vehicle offences.
Holland Park recorded one of the lowest rates of crime within the borough of Kensington and Chelsea, alongside St Helens, Norland, Pembridge, and Redcliffe. Less than 4% of all crimes recorded in the borough took place in Holland Park.
Which celebrities live in Holland Park?
As the area is famous for Millionaire's Row, it should come as no surprise that Holland Park is known as a bit of a celebrity hotspot with a plethora of famous faces snapping up property. Plenty of notable musicians have called the area home, including Jimmy Page, Ed Sheeran, and Elton John. Simon Cowell, Jeremy Clarkson, the Beckhams, and Robbie Williams also own property in the area.
One of Holland Park's most notable fictional characters is Edina Monsoon from Absolutely Fabulous, who was played impeccably by comedy legend Jennifer Saunders. But don't worry, Edina is a one-off and you're unlikely to bump into anyone quite like her in real life.
Things to consider when moving to Holland Park
Current residents of Holland Park often describe the area as peaceful, tranquil and laid-back, which makes it a markedly different prospect than neighbouring Kensington and Notting Hill which are decidedly more vibrant. That's not to say that there isn't anything going on in Holland Park, in fact, young families and those eager to enjoy a slower pace without moving out of London will find that everything you need is within easy reach.
As one of the most exclusive parts of London, property and rental prices are high. However, as the area is well-connected and is renowned for its friendly atmosphere, your investment will provide you with much more than just a property. Holland Park can offer a lifestyle that can't be found anywhere else, which is why it consistently remains one of the most attractive parts of the city for many.
It is important to note that Holland Park sits within the expanded ULEZ zone. So, if you drive a vehicle that doesn't conform to emissions standards, there will be a £12.50 per day charge whenever you want to use that vehicle. Drivers of electric vehicles won't need to worry about this and Holland Park currently has two charging points which are operated with the Source London network.