Area guide
Garden squares, museums, London's family heartland
Price per sqft
$1,700-$2,300 (£1,300-1,750, relo estimate)
Population
~145,000 Kensington and Chelsea borough | ~8.9M Greater London
Crime scale
Moderate for United Kingdom
145.7 offences per 1,000, Royal Borough of Kensington and Chelsea, 2024
Kensington and Holland Park are London's classic family addresses for international households: stucco houses on garden squares, Kensington Gardens and the museums on the doorstep, and the city's densest cluster of international and independent schools. Many relocating families start here. Prices in the core remain well below their 2014 peak.
Structured fit signals used in matching, same fields across every area.
School fit
5/5Independent and international options include Lycée Français Charles de Gaulle, Thomas's Kensington, Glendower and Pembridge Hall (girls).
Tax position
2/5Income tax up to 45%; the four-year foreign income and gains regime replaced non-dom status in 2025; SDLT surcharges on purchase.
Commute
4/5Circle, District and Central lines; the City in 30 minutes; Heathrow 30 to 40 minutes by car or the Elizabeth line from Paddington.
Family network density
5/5One of the most international populations in London, with large European, Middle Eastern and American communities.
Inventory in price band
2/5Freehold houses and leasehold flats.
Circle, District and Central lines; the City in 30 minutes; Heathrow 30 to 40 minutes by car or the Elizabeth line from Paddington.
Freehold houses and leasehold flats. Leasehold length, service charges and SDLT surcharges (5% additional dwelling, 2% non-resident) all shape the price. Many houses are listed, which limits renovation.
One of the most international populations in London, with large European, Middle Eastern and American communities.
Independent and international options include Lycée Français Charles de Gaulle, Thomas's Kensington, Glendower and Pembridge Hall (girls). Ofsted and ISI publish inspection reports for each.
Where we would take you in your first month in Kensington and Holland Park. A handful of places locals return to, picked by relo for a family dinner, a celebration or meeting new neighbours, so you can skip the trial and error and feel at home sooner.
Restaurant · Kensington Church Street
Sally Clarke's seasonal restaurant, open for over 40 years, with her shop opposite.
Restaurant · Abingdon Road
Michelin-starred modern cooking with a set menu and Sunday lunch.
Restaurant · Holland Park
Southern Italian and seafood in a former summer ballroom inside Holland Park.
Restaurant · Kensington Church Street
Rustic British bistro off Church Street, reopened in November 2025 after a fire.
Restaurant and bar · Abingdon Road
Family-run restaurant and wine bar just off High Street Kensington.
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