RENTAL VALUATION
W11

Notting Hill

Pastel stucco terraces, private communal gardens and Portobello Road’s famous market, with Holland Park and Kensington Gardens close by. Get to know the quieter crescents and garden squares that make Notting Hill one of London’s most loved places to live.

Pastel-painted terraced houses on a Notting Hill street
Notting Hill · Lee Jeffs / Unsplash

Short-let homes in this area

Morden Road, South Wimbledon
Morden Road
South Wimbledon
 guests
5 bedrooms
3 bathrooms
View property →
Sulgrave Road, Hammersmith
Short let
Sulgrave Road
Brook Green, Hammersmith
10 guests
5 bedrooms
4 bathrooms
View property →
Dawes Road, Fulham
Short let
Dawes Road
Fulham
8 guests
4 bedrooms
2 bathrooms
View property →
Dawes Road apartment, Fulham
Short let
Dawes Road
Fulham
4 guests
1 bedrooms
1 bathrooms
View property →
Tintern Street apartment, Clapham
Short let
Tintern Street
Clapham
4 guests
2 bedrooms
1 bathrooms
View property →
Novello Street townhouse, Parsons Green, Fulham
Short let
Novello Street
Parsons Green, Fulham
10 guests
5 bedrooms
3 bathrooms
View property →
Novello Street townhouse, Parsons Green, Fulham
Short let
Novello Street
Parsons Green, Fulham
10 guests
5 bedrooms
4 bathrooms
View property →
Open-plan kitchen and dining room with garden doors at Gayville Road, Battersea
Short let
Gayville Road
Battersea
4 guests
2 bedrooms
1 bathrooms
View property →
Tregunter Road, Chelsea
Short let
Tregunter Road
Chelsea
6 guests
3 bedrooms
2 bathrooms
View property →
Novello Street townhouse, Parsons Green, Fulham
Short let
Novello Street
Parsons Green, Fulham
6 guests
3 bedrooms
3 bathrooms
View property →

Plan your stay

Tell us what you need.

Let us find or coordinate the ideal short let or serviced apartment base in South West London. Complete the enquiry and our team will get in touch to clarify options.

Telephone

020 3070 2666

Email

info@southwestshared.co.uk

Putney office

131 Putney Bridge Road, Unit 7, London SW15 2PA

Check Stay Availability

South West London / Area guide

Living in Notting Hill

Pastel stucco terraces, private communal gardens and Portobello Road’s famous market, with Holland Park and Kensington Gardens close by. Get to know the quieter crescents and garden squares that make Notting Hill one of London’s most loved places to live.

Explore the guide
Find a home in
Notting Hill
Photograph awaiting approval
Pastel-painted terraced houses on a Notting Hill street
Notting Hill · Lee Jeffs / Unsplash

At a glance

A sense of the neighbourhood

Typical sale price

£660k – £2.3m
Data coming soon
Middle 50% of 187 sales · median £1.06m · HM Land Registry, Aug 2025 – Aug 2026

Monthly rent

£2,815 – £4,065 pcm
Data coming soon
Two-bed, middle 50% of recorded rents, W11 · ONS, Apr 2025 – Mar 2026
Nearest station

Journey time

Notting Hill Gate · Central, District & Circle lines
Data coming soon
Source: TfL · Notting Hill Gate, plus Ladbroke Grove and Holland Park stations · checked 24 October 2026

Setting

Communal garden squares
Data coming soon
Source: RBKC conservation area information · checked 24 October 2026

Postal area

W11
Data coming soon
Source: Royal Mail postcode areas · Royal Borough of Kensington and Chelsea

Connections

Central, District, Circle & Hammersmith & City
Data coming soon
Via Notting Hill Gate, Ladbroke Grove, Westbourne Park and Holland Park stations · TfL, checked 24 October 2026

Quick answer

What is living in
Notting Hill
like?

Notting Hill runs north from Notting Hill Gate and Holland Park Avenue, with Portobello Road at its heart and Westbourne Grove to the east. It is known for its pastel-painted terraces, Saturday antiques market and independent shops, and for the Ladbroke Estate, where crescents of large stucco houses back onto private communal gardens. Homes range from grand family houses and garden flats to mews houses and mansion flats. Notting Hill Gate station is on the Central, District and Circle lines, with Bond Street about 7 minutes away. The feel changes street by street, so walk the roads around each home at different times of day.

Why people love
Notting Hill

Colour, character and gardens.

Photograph awaiting approval
Colourful house fronts in Notting Hill
Notting Hill · Anthony Bressy / Unsplash
Illustrative image · location approval pending

Colour, character and gardens

Pastel terraces, private communal gardens behind the crescents, and Holland Park a short walk away.

Portobello and Westbourne Grove

Antiques, the Saturday market, independent boutiques and some of London’s best restaurants.

Grand houses and garden flats

Stucco villas on the Ladbroke Estate, colourful terraces, mews houses and garden flats onto communal squares.

Landmarks & what it’s famous for

A neighbourhood shaped by its market, gardens and culture

Three places to orient yourself, from Portobello Road Market to the Electric Cinema and the crescents of the Ladbroke Estate.

Photograph awaiting approval
Market stalls and shopfronts on Portobello Road
Portobello Road Market · Nick Page / Unsplash
Illustrative image · location approval pending
1
 / 
Market

Portobello Road Market

London’s best-known antiques market, busiest on Saturdays, with food, fashion and vintage stalls along the road. Check market days before visiting.

London’s best-known antiques market, running along Portobello Road and busiest on Saturdays.
51.51618
-0.20517
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Photograph awaiting approval
The Electric Cinema on Portobello Road
The Electric Cinema · Sergio Pérez Mateo / Unsplash
Illustrative image · location approval pending
2
 / 
Cinema

The Electric Cinema

One of Britain’s oldest working cinemas, opened in 1910 on Portobello Road, with armchairs and sofas. Check listings and bookings.

One of Britain’s oldest working cinemas, on Portobello Road since 1910.
51.51552
-0.20507
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Photograph awaiting approval
Stucco houses on Lansdowne Crescent
Lansdowne Crescent · No Swan So Fine / Wikimedia Commons · CC BY-SA 4.0 · cropped
Illustrative image · location approval pending
3
 / 
Garden squares

The Ladbroke Estate

Crescents and squares of 19th-century stucco houses around private communal gardens, including Lansdowne Crescent and Ladbroke Square.

Crescents of 19th-century stucco houses around private communal gardens, including Lansdowne Crescent.
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-0.20740
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Schematic preview · not to scale · not for navigation

Selected landmark

Landmark

Select a landmark card or marker.

Why people move here

Find the setting that feels like home.

For some, it is a Saturday morning on Portobello Road. For others, it is a garden flat opening onto a private communal garden, a few minutes from the Tube.

A practical shortlist

Compare tenure, lease length, service charges and outdoor space for each property, including access to any communal garden. Then walk the route to the station and see the street at different times of day, especially on market days.

Local context, not a market forecast

No demand, growth or investment claims are implied. Figures are dated snapshots from public data.

Photograph awaiting approval
Period house entrance on a quiet London street
Editorial image · Jamie Kettle / Unsplash
Illustrative image · location approval pending

Neighbourhood pockets

Four ways to find your Notting Hill

Use these local descriptions as starting points, not fixed boundaries. Explore the streets and routes around each home.

Photograph awaiting approval
Curving stucco terrace on Lansdowne Crescent
Lansdowne Crescent · Charles from Port Chester / Wikimedia Commons · CC BY 2.0 · cropped
Illustrative image · location approval pending

The Ladbroke Estate & Lansdowne Crescent

The grand heart of Notting Hill, with crescents of large stucco houses and garden flats around private communal gardens.

notting-hill
Photograph awaiting approval
Shops and period buildings on Ledbury Road
Ledbury Road · Ewan Munro / Wikimedia Commons · CC BY-SA 2.0 · cropped
Illustrative image · location approval pending

Westbourne Grove & Ledbury Road

Boutiques, galleries and restaurants on the eastern side, with period terraces and flats on the streets around them.

notting-hill
Photograph awaiting approval
Colourful terraced houses in Notting Hill
Notting Hill · Life’s Captured Sparks / Unsplash
Illustrative image · location approval pending

Portobello Road & Colville

The colourful terraces around Portobello Road and Colville, close to the market, cafés and independent shops.

notting-hill
Photograph awaiting approval
Small shops at Clarendon Cross
Clarendon Cross · No Swan So Fine / Wikimedia Commons · CC BY-SA 4.0 · cropped
Illustrative image · location approval pending

Holland Park Avenue & Clarendon Cross

The quieter south-west corner, with Clarendon Cross’s small shops, the Norland streets and Holland Park nearby. Treat this as an editorial starting point, not an official Notting Hill boundary.

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Property market

Understanding
Notting Hill
’s sales market

Ranges come from completed sales recorded by HM Land Registry, matched to EPC floor areas where possible. Compare individual homes on their exact size, tenure, lease length, service charges and setting.

Notting Hill is mostly period flats and garden flats in converted stucco houses, with terraced and communal-garden houses, mews houses and some very large villas. To understand the local sales market, compare individual properties on their exact size, tenure, lease length, service charges and setting.

The right comparison matters.

Compare flats and houses on a like-for-like basis: size, tenure, lease length, outdoor space and communal garden access all deserve attention. A broad W11 average is not a valuation of a particular home.

Asking is not achieved

An asking price is the seller’s advertised figure. An achieved price is the completed sale amount. Asking £/sq ft and achieved £/sq ft must use clearly identified, comparable datasets and floor-area methods.

Prices across Kensington & Chelsea fell 13.8% in the year to August 2026: flats by 15.3% and terraced houses by 7.5% (UK House Price Index). For an individual home, compare it with recent sales of a similar size, type and street.

Flat · studio / 1-bed | Under 550 sq ft | £415k – £660k | 82 Flat · 1–2 bed | 550–800 sq ft | £705k – £1.08m | 65 Flat · 2–3 bed | 800–1,100 sq ft | £900k – £1.55m | 45 Large flat / garden flat | 1,100–1,600 sq ft | £1.56m – £2.72m | 32 Lateral apartment | 1,600+ sq ft | £3.41m – £4.55m | 18 House · 2–3 bed | Under 1,500 sq ft | £1.21m – £2.05m | 54 House · 4-bed | 1,500–2,500 sq ft | £2.95m – £3.8m | 37 Large house | 2,500–4,000 sq ft | £5.1m – £6.8m | 21 Very large house | 4,000+ sq ft | £14m – £24m | 9 Flats · price per sq ft | Matched sales | £1,030 – £1,660 | 242 Houses · price per sq ft | Matched sales | £1,375 – £2,110 | 121
Average achieved sale price
£660k – £2.3m
Awaiting verified data
Asking £/sq ft
Awaiting verified data
Achieved £/sq ft
Flats £1,030 – £1,660 · houses £1,375 – £2,110
Awaiting verified data
Sales trends / reporting period
Kensington & Chelsea −13.8% in the year to August 2026 (UK House Price Index)
Awaiting verified data
Source:
HM Land Registry Price Paid Data matched to EPC floor areas (363 of 472 sales) · UK House Price Index
pending confirmation
Dataset period:
15 Aug 2024 – 14 Aug 2026 (24 months, as W11 has fewer sales)
pending verification
· Area boundary:
postcode district W11 (sectors W11 1, 2, 3, 4)
to confirm
Last updated:
October 24, 2026
awaiting verified update
· Sample size and methodology:
ranges show the middle 50% of sales; bedrooms are typical for the size, not recorded
pending

Rental market

Renting in
Notting Hill
, with a clearer picture

Compare the home, the tenancy and the full monthly cost. Ranges show the middle 50% of rents actually recorded by the ONS, not advertised asking rents.

Studio / monthly rent
£1,475 – £1,735 pcm
Awaiting verified data
One-bedroom home / monthly rent
£2,135 – £2,975 pcm
Awaiting verified data
Two-bedroom home / monthly rent
£2,815 – £4,065 pcm
Awaiting verified data
Three-bedroom home / monthly rent
£4,075 – £5,775 pcm
Awaiting verified data
Four+ bedroom home / monthly rent
£5,900 – £9,315 pcm
Room in a shared house / monthly rent
£815 – £1,095 pcm
Rental yield
c. 4.5–5.5% gross (indicative)
Awaiting verified data
Recorded rents (ONS)
Studio 350 · 1-bed 90 · 2-bed 100 · 3-bed 20 · 4+ bed 50 · rooms 70
Availability & rental trends
Awaiting verified data
Source:
ONS private rental market statistics, postcode district W11
pending confirmation
Dataset period:
Apr 2025 – Mar 2026
pending verification
· Area boundary:
W11 district
to confirm
Last updated:
October 24, 2026
awaiting verified update
· Sample size and methodology:
ranges show the middle 50% of recorded rents; studio, 4+ bed and room rents are Kensington & Chelsea-wide · 3-bed is limited data (20 rents)
pending

Choose for the life you’ll lead.

When renting in Notting Hill, think about whether you want to be close to the Tube and Notting Hill Gate or nearer Portobello Road and the market. The condition of the property, building services, outdoor space and the practicality of the layout all matter.

Always review the full monthly costs, including any additional fees, and carefully examine the tenancy terms. If you are letting rooms, check licensing first: larger HMOs need a mandatory licence, and many councils license smaller ones too.

Yield is indicative: median recorded rent against the median achieved price for a similar-sized flat. It is not an achieved yield, and this guide is not investment advice.

Schools

Start your school research here

A starting shortlist, not a recommendation or an admissions guarantee. School details, phases and policies are subject to checking.

Colville Primary

State / primary · Lonsdale Road

Verify admission year and policy directly with the school and RBKC.

Catchment or distance does not guarantee a place.

Check current report

Source: DfE Get Information about Schools

51.514639
-0.203645

St Clement & St James CE Primary

State / Church of England primary · Penzance Place

Verify admission year and policy directly with the school and RBKC.

Catchment or distance does not guarantee a place.

Check current report

Source: DfE Get Information about Schools

51.509069
-0.211041

Holland Park School

State / secondary · Airlie Gardens

Verify admission year and policy directly with the school and RBKC.

Catchment or distance does not guarantee a place.

Check current report

Source: DfE Get Information about Schools

51.504889
-0.200599

Notting Hill Prep

Independent / prep · Lancaster Road

Verify admission year and policy directly with the school.

Catchment or distance does not guarantee a place.

Check current report

Source: DfE Get Information about Schools

51.516844
-0.208473

Always check the current admissions year, oversubscription criteria and application deadlines directly. Independent and state schools may use different inspection and admissions arrangements.

Transport & commuting

Several ways into the city

Plan the journey from the home, not just the station. Live times, service frequencies and routes must be checked with TfL and the relevant operator.

TfL

Notting Hill Gate

Central, District and Circle lines. About 7 minutes to Bond Street, 9 to Victoria and 17 to Bank at 08:30 on a weekday.

Journey time

Plan your route with TfL
Awaiting verified data
TfL Journey Planner
notting-hill

TfL

Ladbroke Grove & Westbourne Park

Hammersmith & City and Circle lines, often closer from the north of Notting Hill and Portobello Road.

Journey time

Plan your route with TfL
Awaiting verified data
TfL Journey Planner
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TfL

Holland Park

Central line, useful from Holland Park Avenue and the south-west of W11.

Journey time

Plan your route with TfL
Awaiting verified data
TfL Journey Planner
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TfL

Buses

Use TfL planning for route options, stops and live information.

Journey time

Plan your route with TfL
Awaiting verified data
TfL Journey Planner
notting-hill

TfL / local route guidance

Cycling

Use TfL planning for route options, conditions and a suitable route before travelling.

Journey time

Plan your route with TfL
Awaiting verified data
TfL Journey Planner
notting-hill

TfL / local route guidance

Walking

Use TfL planning for route options, conditions and a suitable route before travelling.

Journey time

Plan your route with TfL
Awaiting verified data
TfL Journey Planner
notting-hill

Connection schematic / not to scale

○
Notting Hill Gate
Bank
○

Central line · via Bond Street

District & Circle connections

Notting Hill Gate · High Street Kensington · Victoria

Diagram shows connections only, not geographic position, stops or service frequency.

Source: TfL · tfl.gov.uk/tube/stop/940GZZLUNHG · reviewed 24 Oct 2026.

Eat, drink & shop

A few places to make your own

Two three-Michelin-star restaurants and a much-loved neighbourhood pub: simple starting points for exploring local life in Notting Hill.

Photograph awaiting approval
The Ledbury restaurant frontage on Ledbury Road
The Ledbury · Roger Davies / Geograph · CC BY-SA 2.0 · cropped
Illustrative image · location approval pending

Restaurant / three Michelin stars

The Ledbury

Brett Graham’s restaurant at 127 Ledbury Road, holding three Michelin stars. Check menus and bookings directly.

Eat, drink & shop
notting-hill
Photograph awaiting approval
The Ladbroke Arms pub on Ladbroke Road
The Ladbroke Arms · Ewan Munro / Wikimedia Commons · CC BY-SA 2.0 · cropped
Illustrative image · location approval pending

Pub / terrace

The Ladbroke Arms

An 1840s pub at 54 Ladbroke Road with a flower-filled terrace and a dining room. Check opening hours directly before visiting.

Eat, drink & shop
notting-hill
Photograph awaiting approval
Plated fine-dining dish on a restaurant table
Editorial image · Tanja Tepavac / Unsplash
Illustrative image · location approval pending

Restaurant / three Michelin stars

Core by Clare Smyth

Clare Smyth’s restaurant at 92 Kensington Park Road, holding three Michelin stars. Check menus and bookings directly.

Eat, drink & shop
notting-hill

Editorial shortlist, not a rating or review. Source: venue / centre websites and local editorial · details and last checked date awaiting verification.

Parks & outdoors

The outdoors becomes part of the everyday.

With private communal gardens, Holland Park to the south-west and Kensington Gardens to the south-east, Notting Hill is greener than its streets suggest.

Photograph awaiting approval
The Kyoto Garden in Holland Park
Kyoto Garden, Holland Park · Gabby Channeye / Unsplash
Illustrative image · location approval pending

Local green spaces

Holland Park

Woodland walks, the Kyoto Garden, sports facilities and summer opera, a short walk from Holland Park Avenue. Check opening times before visiting.

Parks & outdoors
notting-hill
Photograph awaiting approval
Trees and lawns in Holland Park
Holland Park · Ethan / Unsplash
Illustrative image · location approval pending

Local green spaces

Communal gardens & Kensington Gardens

Many homes have keys to private communal gardens, and Kensington Gardens is a short walk south. Confirm garden access for any home.

Parks & outdoors
notting-hill

Source: RBKC and The Royal Parks, checked 24 Oct 2026 · facility verification pending.

Properties in
Notting Hill

Find your next chapter in Notting Hill

Current listings linked to this area guide. Availability and prices can change, so please confirm details with our team.

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Notting Hill
Our work in
Notting Hill

Our next Notting Hill story starts here

Photograph awaiting approval

Case study collection / awaiting approval

Good advice starts with your plans.

Approved case studies will appear here. Each story will set out the client’s brief, our approach and the outcome, with permission and evidence checked before publication.

No projects, achievements or testimonials are claimed here.

Discuss your property

Local insights

A little more local perspective

Local guidance from our team, linked to this area.

Local articles for this area are on the way

Our team is preparing local guidance for this neighbourhood. In the meantime, we are happy to answer questions about the area.

Contact our team

FAQs

Your
Notting Hill
questions, answered

A few useful starting points. Speak to our local team for advice on a specific home.

What is living in Notting Hill like?

Notting Hill combines Portobello Road’s market and shops with colourful terraces, grand crescents and private communal gardens, plus some of London’s best restaurants. Notting Hill Gate station is close by. Explore the exact street and everyday routes around each home.

notting-hill
Which Tube serves Notting Hill?

Notting Hill Gate is on the Central, District and Circle lines. Ladbroke Grove and Westbourne Park serve the north, and Holland Park the south-west. For accurate journey times, check the TfL website or a journey planner.

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What green spaces are nearby?

Holland Park and Kensington Gardens are close by, and many homes have access to private communal gardens. We recommend checking access and opening times for each location.

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What should families check about schools?

Families should review the current admissions policy, year group availability and latest inspection reports for schools in the area. School places are not guaranteed by proximity alone, so confirm eligibility directly with the school or local authority.

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How should I compare local property prices?

Compare properties on a like-for-like basis, considering type, size, condition and tenure. Asking prices and achieved prices can vary, and we advise against relying on unverified figures. Our local team can provide a more accurate market view.

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Can South West Shared help me sell or let?

Yes. Speak with South West Shared about your property and plans, whether you are considering selling or letting in Notting Hill. The team can explain the next steps for a sales or lettings valuation.

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Nearby areas

Explore a little further

Different neighbourhoods, the same local team.

Photograph awaiting approval
Street scene in Kensington

Kensington

Garden squares, museums and Kensington Gardens, with Kensington High Street at its centre.

View Area Guide
kensington
Photograph awaiting approval
The Natural History Museum on Cromwell Road

South Kensington

Museums, garden squares and white stucco terraces around Exhibition Road.

View Area Guide
south-kensington
Photograph awaiting approval
Harrods on Brompton Road, Knightsbridge

Knightsbridge

Garden squares, mansion blocks and Hyde Park, between Brompton Road and Sloane Street.

View Area Guide
knightsbridge

Valuations & contact

Your next move starts with local advice

Speak with our team about buying, selling, renting or letting a property in
Notting Hill
. Choose the conversation that is right for you.

Sales valuation

Understand the position of your home before planning a sale.

Sales valuation

Lettings valuation

Discuss your property, rental plans and the right letting approach.

Lettings valuation
Contact our team