Local market reports › W area › W8 › W8 5
Kensington market report W8 5, London
The standing W8 5 (Kensington) property market report, rebuilt from the full public record every month. The raw material for this page is 3,253 HM Land Registry entries for W8 5 (London), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the typical home in W8 5 (London) sold for £1,425,000 in 2026, the median of 13 registered sales, down 44% on five years earlier. The mean was £2,423,500, and by floor area homes here have averaged about £18,270 per square metre over the last five years. The figures cover 3,253 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
W8 5 is one sector of W8 (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.
Where W8 5 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
The going rate for a home in W8 5
In the W8 5 property market, the 2026 median sale price is £1,425,000, from 13 registered sales; the mean, the "average house price" most sites quote, is £2,423,500, sitting well clear of it: the mark of a market where a small number of costly homes drag the average upwards.
House prices per square metre in W8 5
Measured by floor area, the last five years of W8 5 sales average about £18,270 per square metre. Price per square metre is the fair way to compare a one-bed flat with a four-bed house, and it comes from the Energy Performance Certificate on each sold home.
Set against the £285,000 England and Wales median, W8 5 sits 400% above the national market.
A typical W8 5 home, priced year by year (1995 to 2026)
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £1,425,000 | £1,425,000 | 13 |
| 2025 | £1,645,000 | £1,684,337 | 64 |
| 2024 | £1,595,000 | £1,695,813 | 68 |
| 2023 | £2,375,000 | £2,609,545 | 57 |
| 2022 | £2,297,800 | £2,694,433 | 84 |
| 2021 | £2,550,000 | £3,228,629 | 57 |
| 2020 | £2,175,000 | £2,822,107 | 44 |
| 2019 | £1,825,000 | £2,392,138 | 76 |
| 2018 | £2,375,000 | £3,165,920 | 71 |
| 2017 | £2,500,000 | £3,409,749 | 49 |
| 2016 | £2,211,500 | £3,093,910 | 56 |
| 2015 | £2,450,000 | £3,461,850 | 75 |
| 2014 | £1,900,000 | £2,695,482 | 91 |
| 2013 | £1,900,000 | £2,733,910 | 82 |
| 2012 | £1,500,000 | £2,207,813 | 64 |
| 2011 | £1,400,000 | £2,113,462 | 70 |
| 2010 | £1,325,000 | £2,077,941 | 71 |
| 2009 | £1,025,000 | £1,647,696 | 60 |
| 2008 | £1,000,000 | £1,639,211 | 61 |
| 2007 | £1,000,000 | £1,696,279 | 105 |
| 2006 | £782,500 | £1,358,320 | 146 |
| 2005 | £717,200 | £1,276,327 | 116 |
| 2004 | £671,500 | £1,219,575 | 150 |
| 2003 | £550,000 | £1,013,233 | 99 |
| 2002 | £597,500 | £1,124,191 | 156 |
| 2001 | £527,500 | £1,014,092 | 143 |
| 2000 | £527,500 | £1,035,219 | 168 |
| 1999 | £469,100 | £934,892 | 235 |
| 1998 | £425,400 | £858,700 | 203 |
| 1997 | £395,000 | £810,065 | 205 |
| 1996 | £397,500 | £838,310 | 199 |
| 1995 | £285,000 | £619,546 | 115 |
In cash terms the typical W8 5 home went from £285,000 in 1995 to £1,425,000 in 2026, roughly 5 times the price. Inflation explains only part of it: in today's money the rise is still about 130%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2015. The market now sits about 59% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the W8 5 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 1996 (+39.5% on the year before); the weakest, 2024 (−32.8%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −13.4% | −15.4% |
| 5 years (since 2021) | −11.0% | −15.1% |
| 10 years (since 2016) | −4.3% | −7.5% |
| 20 years (since 2006) | +3.0% | +0.2% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
Transaction volumes
How many homes change hands
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
W8 5 recorded 13 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 135 sales a year before the financial crisis and 57 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
The shape of the W8 5 market
Only 13 sales completed here in the last twelve months of data, which makes W8 5 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. 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. Within W8, this sector trades 26% above the district median: one of the dearer corners of its district.
Rents around W8 5
For renting purposes W8 5 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.
Average monthly rent by size, Kensington and Chelsea
ONS Price Index of Private Rents, May 2026.
£3,591 a month is £43,092 a year, which against the £1,425,000 median sold price makes a gross yield of 3.0%. 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.
W8 5 (Kensington): the questions that come up
How much did a house sell for in W8 5 (Kensington)?
Are property prices falling in W8 5 (Kensington)?
Is W8 5 (Kensington) a good place to buy a house?
Where do W8 5 prices go next?
That question has no honest answer, only evidence. The evidence: the median is down 44% over five years in cash but down 56% after inflation. Weigh the volume chart alongside the price one before deciding anything, and bear in mind every figure is a completed sale that reached the register weeks after completion.
What you could buy in W8 now
Turning to what is actually available: 67 homes on the market right now, from 11 agents publishing to HomesIndex.
These cover the whole W8 district, not just W8 5: live asking prices are collected per district.
24% of what is on the market here is asking below what comparable homes actually sold for. Each listing is compared with recent recorded sales of similar homes nearby.
"Under comparable sales" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
See every W8 home for sale on the map →
These asking prices come live from estate agents publishing feeds to HomesIndex, refreshed each Monday and Thursday. They are a sample of the market rather than its entirety, and an asking price is not a sale price.
The price of an extra bedroom in W
The Land Registry record, split by size: what each kind of home actually sold for across the W area. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | — | £1,185,000 | £1,648,050 (+39%) | £2,400,000 (+46%) |
| Semi-detached | — | £650,000 | £850,000 (+31%) | £1,175,000 (+38%) | £1,681,250 (+43%) |
| Terraced | £563,825 | £675,000 (+20%) | £875,000 (+30%) | £1,200,000 (+37%) | £1,750,000 (+46%) |
| Flat | £450,000 | £630,000 (+40%) | £1,100,000 (+75%) | £2,300,000 (+109%) | £4,100,000 (+78%) |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land one size out. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
The spread across the W area is the point: the same five years treated these districts very differently.
Winners and losers across the W area, five years
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in W8
Sector boundaries hide real price steps. The rest of W8, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| W8 4 | £725,000 | 13 |
| W8 6 | £1,475,000 | 22 |
| W8 7 | £1,900,000 | 14 |
Zoom out to the full W8 district report for the type split, monthly volumes and how W8 compares with its neighbours.
Selling a home in W8 5? Price it on the evidence
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in W8 5, use the average prices map for a rough value: zoom from W8 5's shading down to the sold homes on your own street. The figures above are every recorded W8 5 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working W8 5: the featured spot on this report is free for founding agents, one per district. Claim W8 5.
Take it further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about W8 5. Free, with a one click sign in.
See every individual W8 5 sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale runs the numbers on a real purchase.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.