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LondonHead-to-head report

Notting Hill · Kensington & Chelsea · Acton — which one wins?

A side-by-side of live listings on yield, occupancy, regulation risk, and 5-year revenue.

HostPal verdict

The strongest play is
Notting Hill

Yield 0.3pts ahead of P2. Strongest blended score across yield, RevPAN, occupancy and risk. Edges ahead of Kensington & Chelsea on the blended score across yield, RevPAN, occupancy and risk.

P1 · Notting HillGrade B-Score 100.0
Reasons to act
  • Yield 0.3pts ahead of P2
  • Strongest blended score across yield, RevPAN, occupancy and risk
Reasons to wait
  • Occupancy still has room (70%)
  • Negative leveraged cashflow (−£30.7K/yr at 75% LTV)
  • STR rules under consultation
Next 30 days
  • Visit Notting Hill & meet 2 letting agents
  • Pull 5 comparable freeholds
  • Lock STR insurance quote
Head-to-head

6 metrics, side by side

One row per metric. Bar length is proportional; the leader is called out in colour. A tied row has no leader.i

Metric
Comparison
P1 · Notting Hill
P2 · Kensington & Chelsea
P3 · Acton
Trend 12mo
Avg daily rate
GBP
P1
P2
P3
£198
£242BEST
£132
Occupancy
%
P1
P2
P3
70%
74%BEST
66%
RevPAN
GBP
P1
P2
P3
£139
£179BEST
£87
Revenue / yr
GBP
P1
P2
P3
£39.4K
£47.8KBEST
£24.8K
Gross yield
%
P1
P2
P3
3.58%
3.30%
4.59%BEST
Risk index
/100
P1
P2
P3
55
55
39BEST
Risk × Return

Which property sits where it should?

Bubble area = annual revenue. Nothing here reaches the ideal zone (8%+ yield at risk ≤45), so the axes are scaled to this shortlist.i

Ideal zone (8%+ yield · risk ≤45) is outside this range2%3%4%5%6%3040506070GROSS YIELD →← RISK INDEXP1 — gross yield 3.58%, risk index 55/100 (lower is better)P13.6% · risk 55P2 — gross yield 3.30%, risk index 55/100 (lower is better)P23.3% · risk 55P3 — gross yield 4.59%, risk index 39/100 (lower is better)P34.6% · risk 39
Notting Hill
3.6% yield at risk 55 — mid-pack on both axes.
Kensington & Chelsea
3.3% yield at risk 55 — mid-pack on both axes.
Acton
Best yield in the set (4.6%) at a risk of 39 — strongest return per unit of risk here.
Seasonality

Revenue per available night, by month

Hover the chart for monthly readings. RevPAN smooths price × occupancy into one figure.

£0£69£137£206£274JanFebMarAprMayJunJulAugSepOctNovDec
Notting Hill
Peak Jul · £211 · Low Jan · £76
Kensington & Chelsea
Peak Jul · £274 · Low Jan · £99
Acton
Peak Jul · £133 · Low Jan · £49
Signals

6 signals per property

A property is only as strong as its weakest signal. Look at each shape, not just the area.i

P1
Notting Hill
B-
YieldDemandGrowthRegsLiquiditySupply
STRONGEST
Liquidity · 100
WEAKEST
Yield · 29
P2
Kensington & Chelsea
A-
YieldDemandGrowthRegsLiquiditySupply
STRONGEST
Liquidity · 100
WEAKEST
Yield · 26
P3
Acton
B
YieldDemandGrowthRegsLiquiditySupply
STRONGEST
Liquidity · 100
WEAKEST
Yield · 37
Cashflow

Where each pound goes — annual breakdown

Stacked bars show mortgage and op-ex against gross revenue. Below each: the occupancy needed to break even at your financing vs where the market actually runs.i

25-yr repayment mortgage · op-ex 25% of revenue
MortgageOp-exNet cashShortfall£0K£25K£50K£76K£101KP1 — revenue £39K, mortgage £64K, op-ex £10K, shortfall −£34KREVENUE£39KP1net −£34KP2 — revenue £48K, mortgage £84K, op-ex £12K, shortfall −£48KREVENUE£48KP2net −£48KP3 — revenue £25K, mortgage £31K, op-ex £6K, shortfall −£13KREVENUE£25KP3net −£13K
Notting Hill
margin -86.9%
Shortfall −£34.2K · deposit payback — at this financing — try a bigger deposit above
Break-even >100% occ · running 70% — can't break even at this financing
Kensington & Chelsea
margin -100.9%
Shortfall −£48.2K · deposit payback — at this financing — try a bigger deposit above
Break-even >100% occ · running 74% — can't break even at this financing
Acton
margin -51.3%
Shortfall −£12.7K · deposit payback — at this financing — try a bigger deposit above
Break-even >100% occ · running 66% — can't break even at this financing
Forecast

Five-year revenue trajectory

Illustrative trajectory: today's revenue grown at a flat 6.5%/yr assumption. Not a forecast of your property.i

P1
Notting Hill
2-bed benchmark
Y0Y+5
Revenue Y1–Y5
£238.9K
Y+5 revenue
£54.0K
P2
Kensington & Chelsea
2-bed benchmark
Y0Y+5
Revenue Y1–Y5
£289.8K
Y+5 revenue
£65.5K
P3
Acton
2-bed benchmark
Y0Y+5
Revenue Y1–Y5
£150.4K
Y+5 revenue
£34.0K
Regulation

Compliance & risk checklist

Lower colour-load on purpose — checkmarks mean the rule applies, not that it's a problem.

Rule
P1
P2
P3
90-night cap applies
Applies
Applies
Applies
Local licence / registration
N/A
N/A
N/A
Planning consent required
N/A
N/A
N/A
STR-specific insurance
Applies
Applies
Applies
Overall regulation level
Medium
Medium
Low
Next steps

What to actually do this month

A short, specific plan per property. Not advice — direction.

P1
Notting Hill
  1. 1Lock current 5-year fixed mortgage before next rate review.
  2. 2Verify lease permits short lets above the 90-night cap.
  3. 3Upgrade pricing — ADR sits 2 below top-quartile comps.
P2
Kensington & Chelsea
  1. 1Lock current 5-year fixed mortgage before next rate review.
  2. 2Verify lease permits short lets above the 90-night cap.
  3. 3Upgrade pricing — ADR sits 0 below top-quartile comps.
P3
Acton
  1. 1Lock current 5-year fixed mortgage before next rate review.
  2. 2Verify lease permits short lets above the 90-night cap.
  3. 3Upgrade pricing — ADR sits 68 below top-quartile comps.
About this sample

🇬🇧 Notting Hill · Kensington · Acton

Three London neighbourhoods compared on yield, regulation, and demand.

Representative medians from 12 months of activity. All amounts shown in GBP for cross-region comparability — local-currency reports are available per market.

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