Holland Park
A kitchen that opens onto Holland Park
£2,400,000
4 beds · 3 baths · 2,140 sq ft
Royal Borough of Kensington & Chelsea
Estate agents in Holland Park
Holland Park is the most private market in London. The avenues — Holland Park itself, Addison Road, Abbotsbury Road — carry houses that change hands quietly, sometimes without ever appearing on a portal, and the buyers who want them tend to have been watching for years. Below that tier sits a deep and much more liquid market of conversion flats and mews houses in W11 and W14, which is where most of our clients actually transact. The park is not decoration here: it sets the geography of the area, and the closer a house sits to the Kyoto Garden side, the shorter its time on market. Selling in Holland Park usually means choosing carefully between a discreet approach to a known list of buyers and a full open launch — and being honest with yourself about which one your house deserves.
Average rent in Holland Park: £3,596/month.
Source: ONS Price Index of Private Rents, June 2026.
Guide price, family home
£2,900,000
Guide £ per sq ft
£1,620
Postcodes
W11 · W14 · W8
Figures updated
August 2026
Resilient. The top of the market is thinly traded but has not softened; mid-market flats have been steadier than in neighbouring postcodes. These are Seymont's own indicative guide figures for the Holland Park micro-market, not published statistics. Verified transaction data is available from HM Land Registry Price Paid Data.
For sale
Homes for sale in Holland Park
Everything we are handling in Holland Park right now. Fewer homes, and we know each of them properly.
Property in Holland Park
Large detached and semi-detached villas
The headline market
Addison Road and Holland Park avenue houses, traded slowly and often privately.
Conversion flats
Most transacted
Two and three-bedroom lateral flats in stucco terraces off the avenue.
Mews houses
Common
Portland Road and the W14 mews — small, private, and quick to sell.
Getting around
Holland Park
Central line, direct to Oxford Circus and the City.
Shepherd's Bush
Central line, Overground and Westfield.
Kensington (Olympia)
Overground and District line services.
Schools
The borough's flagship state secondary, on the edge of the park.
Long-established prep on Holland Park Avenue.
Draws families across the W8/W11 boundary.
Streets
Notable streets in Holland Park
A street-by-street read on Holland Park — what each one is like to live on, and what it typically costs.
- Holland Park Avenue
£1.4m–£3m for flats
- Abbotsbury Road
£2.4m for flats; houses well into eight figures
- Addison Road
£1.8m–£3.5m for flats; houses far above
- Portland Road
£1.3m for flats; £3m and above for houses
- Royal Crescent
£750k–£2m
- Norland Square
£1.1m–£2.4m for flats; houses from around £4m
- St James's Gardens
£3.5m–£5.5m
- Aubrey Walk
£3m–£5m
Street directory
All streets in Holland Park
111 streets with registered sales in Holland Park, 70 of them with enough transactions for a full price history.
Source: HM Land Registry Price Paid Data. Contains HM Land Registry data © Crown copyright and database right 2026, licensed under the Open Government Licence v3.0.
Living in Holland Park
The park is a genuine amenity rather than a view: the Kyoto Garden, the opera in summer, the sports pitches and the café that functions as the local meeting room. Holland Park Avenue supplies the day-to-day — the greengrocer, the bakery, the school run traffic at half past eight. Clarendon Cross and Norland Square give the area its quieter social centre. It is, more than any other part of our patch, a place people move to and then stay.
Thinking of selling?
Every Holland Park sale starts with one decision: quiet or open. Make it deliberately, with the numbers in front of you.
FAQ
Questions we are asked about Holland Park
- Why do so many Holland Park houses sell off-market?
- Because the owners value discretion and the buyer pool is small enough to approach directly. For the largest houses an off-market approach can be the right answer — but for anything under roughly £4m an open launch almost always produces a better price.
- How much does proximity to the park matter?
- A great deal, and it is measured in streets rather than miles. Addresses within a few minutes' walk of the Kyoto Garden entrance consistently sell faster than equivalent houses on the far side of the avenue.
- Is Holland Park better value than Kensington?
- Per square foot the two are close. What Holland Park offers is more space and more garden for the same money, at the cost of a slightly longer walk to a Circle line station.