Should you buy a house in North Kensington or a flat in Notting Hill?

What do you need to consider?

When buying any property, there are a variety of factors you’ll need to consider. Your preferences, lifestyle and budget have niche subfactors that you need to think about.

What’s your ideal and realistic budget?
What costs other than the property itself are there?
How much space do you need?
What type of lifestyle do you have or want to live?
What’s the location like?
What access do you have to transportation?
What do past property prices look like in the area?
How does the future in property price look?
What’s the demand for properties?
How does the community reflect personal preferences?
How safe is the neighbourhood?
What are the schools like?
How easy is it to find green spaces?

Budget and costs after

First and foremost, you’ll want to consider your budget in relation to what type of property you can afford in the area. The styling and size of the property will vary from borough to borough. You’ll also want to take into consideration the costs after to ensure that you have the budget to cover things like insurance, closing costs, taxes and more.

Costs of flats in Notting Hill	Costs in North Kensington
The average price of a flat in Notting Hill in the last 5 years is £1.1m The average price per sq/ft is £1,310 The average flat size is 800 sq/ft 98% of flats are leasehold For leasehold flats there are additional service charges and ground rent	The average house price in the last 5 years in North Kensington has stood at £1.3m The average price per square foot of £1,015 The average house size is 1,302 sq/ft 95% of houses sold were freehold There are no service charges or ground rent for freehold houses

Space and Lifestyle

Space and lifestyle come hand in hand. If you’re looking to grow your family, additional rooms will be a priority, but if you’re wanting to spend less time on your commute you might want something smaller and closer to amenities, not to mention having lower maintenance.

Space and Lifestyle in Notting Hill

Space and Lifestyle in North Kensington

Notting Hill offers smaller spaces in general
Available communal areas
Closer to more desirable shops and lots of high-end restaurants
More prestigious postcode
Residents are proud to say they live in Notting Hill
More likely to spot VIP’s in the area
Convenience with the location including doorstep amenities
Opportunity to have a colourful home
Lively and sociable atmosphere
Regarded as a diverse and trendy neighbourhood
Variety of property types from grand Victorian houses to modest terraced homes
More middle-class neighbourhood but with some of the most expensive properties

Homes are larger with more availability in sq/ft
Opportunities for private outside spaces
A relaxed yet exclusive appeal
Sense of community in the neighbourhood
Variety of reasonable-priced shops
A family favourite with a cosmopolitan feel
Your local coffee shops will know your name

Grand Victorian and Georgian houses

Location and Transportation

Whilst these neighbourhoods share a border with one another, they each have individual appeal. Working out how the cost of the property relates to what you’ll have access to, in what timeframe and how that impacts your overall lifestyle are important considerations.

Location and Transportation in Notting Hill	Location and Transportation in North Kensington
Famous access to Portobello Road Market Walking distance to Hyde Park 5 nearby tube stations (Notting Hill Gate, Holland Park, Ladbroke Grove, Bayswater and Queensway) West of central London makes it well connected Falls in both Zone 1 and Zone 2 Easy access to the M40 (direct to Heathrow)	Nearest tube Westbourne Park 30 mins into central London Under an hour to Heathrow via tube or driving Easy walk to Notting Hill Wormwood Scrubs green space (approx 190 acres)

Past and Future property prices

The best way to see how your investment into a property will hold its value is by looking at the history of property prices in that area. From this information you’ll be able to evaluate what could happen within the market over the years that you plan to have the property.

Past and Future property prices in Notting Hill	Past and Future property prices in North Kensington
Property price have increased with 3.85% in last 8 years Prices are already very high so there is less space to grow Notting Hill remains a world-famous neighbourhood and could keep its value better than other areas	Prices have increased by 25.7% in last 8 years Price is still not as high as in other areas leaving space for growth More vulnerable to market dynamics and might not hold value in cases where price drops

What’s the demand?

Notting Hill and North Kensington both have demand in different ways. Here’s what you need to know!

What’s the property demand in Notting Hill?

What’s the demand for property in North Kensington?

Notting Hill has a population of 49,452
It has 24,546 households
The average rent for a flat is currently £3,517
It’s ideal for trendy professionals who like open plan layouts, stylish interior, high ceilings and ample natural light
Over 50% of residents work from home
Largest age group 25-34 year olds
Best for those who want street views and low maintenance communal gardens
Easily be immersed in trendy events and friendly community
There is a low planning activity level
Many residents are single or couple occupiers who appreciate services within the building

North Kensington has a population 32,491
It has 14,222 households
Most common commute is 1.2 to 3.1 miles
The average rent for a house is £3,764
Properties are 1 – 6 bedrooms, ideal for families who want individual space or are growing
Best for those who want their own private outdoor space
Just over 15% of the population is under 15 years old
Ideal for those who value a quieter more secluded option
Residents who want flexibility in designing their own space and the ability to make changes or expand their properties

It’s important to note that London’s rental market heavily favours apartments, especially one and two-bedroom flats, over family homes. So, while investing in a three-bedroom house in North Kensington might not seem as lucrative compared to flats in Notting Hill, there are opportunities that could enhance its market potential. Additionally, while apartments in Notting Hill come with added costs like service charges and ground rent due to leasehold arrangements, houses in North Kensington typically come as freeholds, minimising such extra expenses. Therefore, when assessing investment opportunities, it’s crucial to weigh these factors carefully to make an informed decision.

Community and Safety

Whether you’re looking for the warmth of a closely-knit community in Notting Hill or the cultural vibrancy of Kensington, both neighbourhoods offer a great blend of community spirit and safety, making them desirable places to call home.

Community and Safety in Notting Hill

Community and Safety in North Kensington

Tight-knit community with a strong sense of friendliness and neighbourly support
Best for socialising catering to a slightly younger clientele
Ideal for those needing convenient access into the city
Notably lower incidences of possession of weapons and violence compared to the national average
Private gardens with low trespassing offering private spaces without individual responsibility
Beautiful walks along the canal

Known for its diversity and cultural richness, inclusive and vibrant neighbourhood
Outstanding schools and independent school access in nearby areas
Ideal place to raise a family
Shoplifting is below national average in the area
Higher demographic of children in the population

Schools and Green Spaces

If you have children, are considering starting your family or value access to natural spaces, you’ll want to know what each area has to offer. Notting Hill is famously made up of private gardens which select properties will give you access to, whereas North Kensington has a larger population of families.

Schools and Green Spaces in Notting Hill

Schools and Green Spaces in North Kensington

Award winning private gardens
Mews are a photographers dreams with wisteria
Properties adjacent to gardens get private access
There are a total of 11 state schools and 8 independent schools in Notting Hill
Many have received an ‘outstanding’ rating from Ofsted.
High-quality education and nurturing environments.

Manicured lawns, picturesque flowerbeds and majestic tree-lined avenues.
Wormwood Scrubs is one of the largest open spaces
Spacious grassland suitable for sports, kite flying, running and picnics
Western side has woodland, scrub, meadows, grass paths and nature trails for exploration
Home to almost 100 species of birds and 250 species of wildflowers, comprising one-sixth of the UK flora.
Families in North Kensington’s catchment area have access to private and independent schools with outstanding Ofsted reports.
Schools delivering exceptional standards of education

Notting Hill or North Kensington?

Your choice between Notting Hill and North Kensington hinges on your personal preferences and long-term plans for the property. You might think living in a North Kensington house later in life or keeping a Notting Hill flat for your children to inherit in the future.

Both Notting Hill and North Kensington are vibrant neighbourhoods with their own unique appeal. Notting Hill offers luxurious flats with a vibrant urban lifestyle, while North Kensington boasts spacious family homes and a strong community atmosphere.

Ultimately, both markets have their strengths, whether it’s the high rental returns in Notting Hill or the potential for capital appreciation in North Kensington. With both areas experiencing high demand, there’s no wrong approach to investing in either Notting Hill or North Kensington. It’s all about finding the right fit for your lifestyle and investment goals.

Finding your next property

If you’d like to take this conversation further and discuss more in depth about your personal preferences in regard to the best location for you and type of property, get in touch. Our dedicated team will happily answer any questions you may have and help advise you on the best options to suit your needs.

Should you buy a house in North Kensington or a flat in Notting Hill?

Costs of flats in Notting Hill