Downsizing in Holland Park: What You Would Actually Release
Selling at the £1,650,000 Holland Park average and buying at £1,155,000 releases about £408,300 after costs. Fees, stamp duty and moving take roughly £86,700 of it.
The introduction costs you nothing. If you go ahead, we may be paid a fee by the firm we introduce you to. There is no obligation.
Selling at the £1,650,000 Holland Park average and buying at £1,155,000 releases about £408,300 after costs. Fees, stamp duty and moving take roughly £86,700 of it.
What a Holland Park move actually releases
Start with the gap. Selling at £1,650,000 and buying at 70% of that, £1,155,000, leaves £495,000 before costs. Costs are the part people underestimate.
Agent fees at 1.5% are £24,750. Stamp duty on the purchase is £59,250. Total £86,700, leaving £408,300 in hand.
Where the sale proceeds go
The commercial page for this town sets out the introduction itself: Equity release in Holland Park.
Moving or borrowing, compared honestly
A lifetime mortgage at 65 on the same property would release about £561,000. Downsizing nets £408,300. The difference is that downsizing costs you the house, and equity release costs you the estate.
Over twenty years that £561,000 release grows to roughly £1,976,765. The downsizing figure does not grow at all, because there is no debt.
What the move costs beyond money
Council tax follows the property, not the person. Band D in Holland Park is £1,643, and a smaller home may sit in a lower band. Check the band before you offer, not after.
Downsizing works best when you are not in a hurry.
What a move within Holland Park looks like
The schools families ask about here are Fox Primary School, Thomas Jones Primary School, St Mary Abbots CofE Primary School, Holland Park School and Saint Francis of Assisi Catholic Primary School. 3 local schools were rated Good or Outstanding overall at their most recent graded Ofsted inspection. Ratings age between inspections, so read the latest report before you rely on one.
On getting about: Holland Park to Notting Hill Gate takes about 2 min.
By price, Holland Park ranks 9 of the 320 London locations we cover, at £1,650,000 against a county average of £732,469. Band D council tax here is £1,643, against an average of £2,121 across the towns we cover in the county.
Is Holland Park right to stay in?
Holland Park is a quiet, leafy, exceptionally expensive residential district wrapped around a 54-acre park.
The full local guide covers schools, transport and the market in detail: Holland Park property and area guide.
Moving within London rather than out of it keeps you near family and known services. The average price across the county towns we cover is £732,469, against £1,650,000 here.
- A 54-acre park with the Kyoto Garden on the doorstep
- Genuinely large houses with private gardens
- One of the lowest Band D council tax bills in England
- The Central line, Oxford Circus ~11 min, Bank ~20 min
- Opera Holland Park, the Design Museum and Japan House
- Among the most expensive districts in Britain
- No accessible entry point for first-time buyers
- Most houses here are Band H, and second homes pay more
- Only one Tube station; the W14 streets are a walk from it
- A quiet residential district, the buzz is a walk away
| Who it suits | Out of five | Why |
|---|---|---|
| Downsizers | ★★★★★ | Substantial lateral flats in mansion blocks and stucco conversions, many with lifts and porters, in a quiet residential setting with the park at the end of the road and Kensington High Street a walk away. |
| Second-home buyers | ★★★★★ | A quiet, discreet, exceptionally secure and beautifully connected address with a great park on the doorstep, eleven minutes from Oxford Circus and a straightforward run to Heathrow, and a Band D council tax bill among the lowest in England, though the Royal Borough charges a higher rate on second homes. |
| Families | ★★★★★ | Genuinely large houses with private gardens, a 54-acre park with playgrounds and sports facilities, and an exceptional school set, Fox Primary and Thomas Jones are Outstanding, St Mary Abbots is Good, and Saint Francis of Assisi was Outstanding in every judgement in October 2024. |
| Professionals | ★★★★☆ | Holland Park on the Central line gives Oxford Circus in around eleven minutes and Bank in about twenty, superb for both the West End and the City, though the price of entry is severe and the district is quiet rather than lively. |
| First-time buyers | ★☆☆☆☆ | There is essentially no accessible end to this market: the cheapest one-bedroom flats start around £800,000, first-time-buyer stamp-duty relief does not reach these prices, and houses run into eight figures. |
Holland Park is known locally for Holland House & Opera Holland Park, and Opera Holland Park. The Jacobean mansion of 1605, for two centuries the home of one of England's most celebrated political and literary salons, largely destroyed by bombing in 1940, its surviving east wing now the backdrop to Opera Holland Park's open-air summer season.
Practical detail for Holland Park: the W11 and W14 (with W8 immediately east) postcode district, Holland Park (Central line, Zone 2); Notting Hill Gate (Central, District & Circle) and Kensington (Olympia) nearby and nearest A and E is Charing Cross Hospital, Hammersmith, or St Mary's, Paddington, verify with NHS.
Holland Park has history behind the price. In 1605, Holland House is built for Sir Walter Cope, the Jacobean mansion from which the district takes its name.
Holland Park at a glance
| Downsizing line | Holland Park figure |
|---|---|
| Sale price, local average | £1,650,000 |
| Purchase at 70% of value | £1,155,000 |
| Estate agent at 1.5% | £24,750 |
| Stamp duty on purchase | £59,250 |
| Legal and moving | £2,700 |
| Total costs | £86,700 |
| Net released | £408,300 |
| Lifetime mortgage alternative at 65 | £561,000 |
Figures are local averages used for illustration. Confirm your own numbers before acting on them.
Ask about Holland Park
Three details is all we need. You are told before anything is passed to a partner firm.
Your checklist
- A real valuation of your home, not the £1,650,000 average
- The council tax band of the property you are buying
- Total moving costs of about £86,700
- The equity release comparison, in writing, before you decide
The introduction costs you nothing. If you go ahead, we may be paid a fee by the firm we introduce you to. There is no obligation.
Check broadband before you make an offer in Holland Park
Broadband speeds can vary street by street in Holland Park, so check the exact address before you commit. Ofcom's free checker shows which broadband speeds and mobile coverage are available at any UK property.
We can introduce you to a specialist who can combine your mobile, broadband and utilities into one bill. There's no fee for the introduction.
We don't provide these services ourselves. Switching household bills is not a regulated financial service, so FCA protections and the Financial Ombudsman do not apply. We'll only pass your details to the specialist if you ask us to. See our privacy notice.
Questions people ask
How much would I release by downsizing in Holland Park?
Is downsizing better than equity release?
What are the costs of moving?
How do I check broadband speed at a property in Holland Park?
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