Holland Park or St John's Wood: Which Is Better Value?
Holland Park averages £1,650,000 against £1,550,000 in St John's Wood, a gap of £100,000 or 6%. You would need £10,000 more deposit and about £526 a month more on a repayment mortgage at an assumed 5% over 25 years. St John's Wood charges £596 less council tax at Band D.
Holland Park averages £1,650,000 against £1,550,000 in St John's Wood, a gap of £100,000 or 6%. You would need £10,000 more deposit and about £526 a month more on a repayment mortgage at an assumed 5% over 25 years. St John's Wood charges £596 less council tax at Band D.
Price and deposit
The headline gap is £100,000, or 6%. On a 10% deposit that is £10,000 more cash to find before you start. Detached homes average £7,500,000 against £8,500,000.
Holland Park against St John's Wood
Town guides for each: Mortgage advice in Holland Park and Mortgage advice in St John's Wood.
Schools and families
Holland Park has more schools graded Outstanding at their last graded Ofsted inspection (before September 2024), with 2 against 0 in St John's Wood. Counting last graded Ofsted inspections (before September 2024), Holland Park has 3 schools and St John's Wood has 2 schools graded Good or better.
A strong catchment in the cheaper town can cost more than an average street in the dearer one. Compare catchments, not averages.
Running costs and getting to work
Band D council tax is £1,643 in Holland Park and £1,048 in St John's Wood, a difference of £596 a year.
The honest verdict
St John's Wood is cheaper to buy on these figures. Holland Park carries the higher price and, on this data, the stronger school profile.
Neither is right in the abstract. If the deposit is your constraint, the £10,000 difference matters more than anything else here. If catchment is the constraint, price follows the school you need.
What each town is actually like
Price is one axis. These are the things people move for, and the things they find out afterwards.
Holland Park
In its favour- 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
- 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
Best for 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.
St John's Wood
In its favour- London's original villa suburb, space, light and gardens
- Jubilee line: Bond Street ~4 min, Canary Wharf ~20 min
- Regent's Park and Primrose Hill on the doorstep
- Lord's, Abbey Road and a genuine high street
- Among the most expensive postcodes in Britain
- Most flats are leasehold; short leases cut value and lender choice
- Portered-block service charges often run to five figures a year
- Much freehold land is still Eyre Estate, with covenants and consents
Best for Families ★★★★★
The combination is genuinely rare: Regent's Park and Primrose Hill on the doorstep, Lord's and its nursery ground, the American School in London, Arnold House and St Christina's within walking distance, the newly amalgamated St John's Wood Primary and Harris Academy St John's Wood in the state sector, a real high street, and villa housing with actual gardens inside Zone 2.
Holland Park and St John's Wood, side by side
| Measure | Holland Park | St John's Wood |
|---|---|---|
| Average property price | £1,650,000 | £1,550,000 |
| Average detached | £7,500,000 | £8,500,000 |
| 10% deposit | £165,000 | £155,000 |
| Illustrative monthly payment | £8,681 | £8,155 |
| Band D council tax | £1,643 | £1,048 |
| Outstanding rated schools | 2 | 0 |
| Good rated schools | 1 | 2 |
Local averages used for illustration. Confirm your own figures before acting.
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Questions people ask
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