What you need to know about Kensington
Nestled between Holland Park, Campden Hill and Notting Hill, Kensington is one of the most desirable areas within the Royal Borough of Kensington and Chelsea. Located just west of Central London, Kensington is an affluent district with excellent transport connections and a variety of amenities.
Overall, the average property price in Kensington sits at £2,320,264, which is just above the average property price across the Royal Borough of Kensington and Chelsea which is £2,218,116. However, this is markedly below the £3,141,188 average commanded in nearby Campden Hill.
In the Royal Borough of Kensington and Chelsea, 27% of property is owned outright and a further 13% is owned with a mortgage. Private rentals account for 37% and 22% of properties are socially rented. Most of the properties sold in Kensington recently have been flats, fetching an average of £1,525,223. Terraced properties in Kensington sold for an average price of £3,997,765 while the average price for a semi-detached property in the area sits at £5,603,714. Overall, property prices in Kensington have fallen by 5% from the 2017 peak where the average property fetched £2,445,458.
What is living in Kensington like?
Kensington High Street sits at the heart of Kensington, which has been named as one of Greater London's 35 major centres. It is one of the most popular shopping streets in the whole of West London, offering a good mixture of recognisable high street names and designer boutiques.
The north-eastern part of Kensington is home to Kensington Gardens, which contain Speke's monument, the Serpentine Gallery, and the Albert Memorial. Kensington Gardens offer a sense of peace and tranquillity within a bustling city as well as plenty of areas for children to play in and explore.
The variety of property available in Kensington is a draw for many as there are both period properties and new, luxury developments on the market. Many residential streets in Kensington benefit from communal garden squares, offering a serene outside space in which to sit and relax. There are is a plethora of leafy tree-lined streets, striking white terraced properties, and high-ceilinged flats which may pique your interest.
Living in Kensington pros and cons
Pro: Excellent transport links
This part of London isn't renowned for its transportation links, however, the good news is that Kensington is very much an exception to this rule. High Street Kensington Underground station is served by the District and Circle lines, offering connections to Euston Square, King's Cross and St. Pancras, Liverpool Street, Westminster, Kew Gardens, and West Ham among others. Kensington High Street is also served by upwards of 15 bus routes including several night buses. The area also has two additional Underground stations at South Kensington and Gloucester Road.
Road connectivity is also excellent and Kensington is served by the A4, which offers connections to Heathrow Airport, Hounslow, and Central London.
Con: ULEZ
As Kensington is located within the expanded ULEZ zone, which has been implemented to improve air quality across London, only vehicles that adhere to strict emissions standards will be exempt from the £12.50 per day charge. There are, however, hundreds of electric vehicle charging points located in the borough of Kensington and Chelsea, which means that approximately three-quarters of residents have a charging point within 100 metres of their property.
Pro: Lots of beautiful green space
Kensington Gardens cover some 265 acres and are only open during daylight hours. Offering a noticeably more formal open space than nearby Hyde Park, Kensington Gardens contain a range of notable features including the Albert Memorial, Queen Caroline's Temple, and the Italian Gardens. The Diana, Princess of Wales Memorial Playground can also be found within Kensington Gardens, which includes swings, slides, a wooden pirate ship, and a series of accessible features for all to enjoy. A statue of Peter Pan also stands within Kensington Gardens, which was designed by celebrated sculptor George Frampton.
Con: High property prices
A significant financial investment is required to secure some of the most sought after properties in Kensington, including mews properties which have typically been greatly extended over the years to offer additional living space. Kensington is home to some post-war apartments and although these flats tend to be more affordable, even one-bedroom offerings can command prices upwards of £325,000.
Pro: Plenty to see and do
From luxury shopping experiences to the Science Museum, V&A, and the Natural History Museum, many would argue that it's simply impossible to find yourself at a loose end in Kensington. The area is also home to a variety of eateries, cafés and restaurants, including Michelin star offerings from some of the world's best chefs. The strong transport links mean that areas including nearby Campden Hill with its private members tennis club are also easily accessible.
Pro: Excellent schools
A selection of the best schools in London are located in Kensington, including Barlby Primary School, Fox Primary School, and the Chelsea Academy, all of which have been awarded 'Outstanding' ratings from Ofsted. There are also a range of notable private schools in the area, such as Kensington Park School and Bassett House.
Is Kensington a safe place to live?
The area of Campden, which is located between Kensington and South Kensington recorded 2,267 offences between December 2019 and November 2021. 1,123 of those offences were categorised as theft, which is somewhat expected given that the area experiences a high volume of tourists.
A further 331 crimes were categorised as violence against the person crimes and the area saw 234 vehicle offences during this period. These figures illustrate that the area accounted for just 6% of the crime recorded in the whole of the Royal Borough of Kensington and Chelsea.
Which celebrities live in Kensington?
Kensington has been home to a remarkably diverse range of celebrities over the years, including legendary musicians Freddie Mercury, Eric Clapton, and Mick Jagger. Actor and comedian Rowan Atkinson, famed for his character Mr Bean and appearances in Monty Python, also calls this part of London home.
Sir Richard Branson and James Dyson are known for their contributions to the product design and business sectors, building vast fortunes during their careers. Now, they both spend a significant amount of time in their respective Kensington properties.
Things to consider when moving to Kensington
Kensington is one of the most vibrant parts of the Royal Borough of Kensington and Chelsea, with its vast array of amenities and notable features. In addition to being home to some of the most expensive roads in the UK where properties can sell for £400 million, Kensington also contains some of the most sought after properties in London. As such, the area has an intrinsic air of affluence that shapes its atmosphere.
If you're looking for a terraced townhouse or semi-detached property in Kensington, you may prefer to focus your search to the north of Kensington High Street. The area to the south of Kensington High Street also has a lot to offer, including the famed Velotten Estate which is comprised of homes with stunning architectural features. If character is important to you, Kensington Square is an area to look at closely as some properties here can be dated back to the 1700s.
From intimate eateries to gourmet lunch spots and gastronomic Michelin starred restaurants, the area offers something to suit all tastes. You'll also find a selection of vibrant bars and pubs in the area, which are ideal places to socialise with your new neighbours.