House prices in London are already unaffordable for many, but throw the UK's lawn tennis season into the mix and Kensington becomes a virtual minefield.
Choosing a property overlooking a sports pitch is a good way to inflate the asking price for a house, but the right court, stadium or grounds are crucial, according to new research.
Surprisingly, living next to a court that hosts champions from all over the world does virtually nothing to house prices.
In Wimbledon, where qualifying gets under way this week for the Wimbledon Championships, the All England Lawn Tennis Club doesn't fetch as high a premium as one might expect.
Average house prices in Wimbledon Village, a short walk from the courts, currently stand at around £1,591,939, meaning anyone who wants to buy a property in the village outright would likely have to win Wimbledon and collect the £2m prize money to do so.
With prices in the postcode as a whole a little more reasonable at £874,857, the AELTC grounds put a 55 per cent premium on property according to estate agents House Simple.
In West Kensington, where Andy Murray won the Aegon Championships on Monday and houses sell at an average of £1,138,333, the Queen's Club's neighbouring property prices are just 0.2 per cent higher than the rest of the postcode.
But it's a different story when it comes to clubs that serve the well-heeled local community. Houses adjacent to Holland Park Lawn Tennis Club, a stone's throw from Shepherd's Bush station where west London's well-heeled soialites practise their serves, carry price tags well over £4m.
Holland Park may not be home to international sporting tournaments, but easy access to a lawn tennis club means properties around the club are close to 300 per cent more expensive than in the rest on Kensington.