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Notting Hill market report W11 2, London

The standing W11 2 (Notting Hill) property market report, rebuilt from the full public record every month. Underneath every chart here sit 3,962 registered sales in W11 2 (London) since 1995, the HM Land Registry record of what buyers really paid, with ONS figures covering rents. Nothing is a valuation, an estimate or an asking price.

Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.

In short: the 2026 median for W11 2 (London) is £827,500, from 14 registered sales, down 31% on five years earlier; the mean is £1,165,800, and by floor area homes here have averaged about £19,030 per square metre over the last five years. Behind the figures sit 3,962 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.

W11 2 is one sector of W11 (London): a handful of streets, and the most local view the sold record can give. The price of that locality is lumpier charts, because each year's median rests on fewer sales.

W11 2 sold prices: where the market stands

The W11 2 median stands at £827,500 for 2026, built from 14 registered sales; the mean, the figure usually quoted as the "average house price", is £1,165,800, a long way above it, which tells you a few very expensive sales are pulling the average up.

What a square metre costs in W11 2

A square metre of W11 2 home has cost about £19,030 on average across the last five years of sales, using the floor area on each home's Energy Performance Certificate: the measure that puts a studio and a five-bed on the same footing.

For scale: the England and Wales median is £285,000, so W11 2 trades 190% above the country as a whole.

In cash terms the typical W11 2 home went from £145,500 in 1995 to £827,500 in 2026, roughly 6 times the price. Inflation explains only part of it: in today's money the rise is still about 162%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2016; the current median sits about 58% below that. Someone who bought at the 2016 peak has not yet seen that price back in real terms.

The strongest year on record here is 2007 (+31.3% on the year before); the weakest, 2026 (−28.0%). Single-year swings like these are why the annualised table below matters more than any one year's headline.

What W11 2 has returned, per year

The table annualises median growth over each period, with the real column deflated by ONS CPIH. Smoothing hides the cycle (see the chart above for it), and none of this forecasts: it is the record.

Transaction volumes

Over the last twelve months of data, 14 sales completed in W11 2. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 166 sales a year before the financial crisis and 67 a year over the last five. Price without volume misleads: a median built on few sales jumps around, and one street can tilt it. Keep in mind too that the latest year is still filling in, since sales reach the register weeks or months after completion.

Reading the W11 2 market

This is a thin market: 14 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict. Expect volatility in the annual figures: swings past ten per cent show up repeatedly above, and they usually reflect the mix of homes sold in a given year rather than genuine repricing. Against the W11 district median, W11 2 sits 13% lower, marking it as a cheaper pocket of the district.

Rents around W11 2

For renting purposes W11 2 sits in Kensington and Chelsea. The ONS average private rent there is £3,591 a month (May 2026). The spread runs from £2,567 a month for a typical one-bed to £5,497 at four-plus bedrooms, which is size doing most of the pricing.

£3,591 a month is £43,092 a year, which against the £827,500 median sold price makes a gross yield of 5.2%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.

What people ask about W11 2 (Notting Hill)

What happens to W11 2 prices now?

Nobody can tell you that, and this page will not pretend to. What the record shows: the median is down 31% over five years in cash but down 46% after inflation. If you are weighing a purchase, read the volume chart alongside the price one, and remember that every figure here is a completed sale, lagged by the weeks it takes the Land Registry to register it.

On the market in W11 today

Bedroom by bedroom: W prices by size

The risers and the fallers

The spread across the W area is the point: the same five years treated these districts very differently.

Other sectors in W11

A few minutes' walk can separate two very different markets. Here are W11's other sectors, each with its own report:

Zoom out to the full W11 district report for the type split, monthly volumes and how W11 compares with its neighbours.

Selling in W11 2? Start from the sold record

Take it further

Behind the answers sits the same Land Registry record as this page, with W11 2 already set as the subject. Free, one click sign in.

The live map plots every individual W11 2 sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator runs the numbers on a real purchase.

About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.