Maida Vale · Westminster · Queen's Park and Maida Vale constituency · 51.52777, -0.19599

NW6 5FE— Maida Vale, Westminster

Location and area intelligence for NW6 5FE, Maida Vale, Westminster

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 69/100Transport 49/100Yield 5.03%⚠ Knotweed sites nearby

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
70
Safety
69
Schools
100
Transport
49
Environment
77
Investment
75

The bottom line

NW6 5FE offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families and Investors who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

NW6 5FE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+18.1% vs London avg
vs London crime+53.0% vs London avg

Deep-dive guides for NW6 5FE

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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“High-connectivity investment target”

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How NW6 5FE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Essendine Primary School

Not yet inspected · 1 min walk

KS2: 108.4

★★★

Secondary

Paddington Academy

Outstanding · Inspected Mar 2023 · 5 min walk

P8: +0.84A8: 57.5

100% of local schools rated Good or Outstanding · based on 27 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Granville Plus Nursery School

Good · 7 min walk

15 primaries · 4 secondaries · 3 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

99.3 incidents per 1,000 residents

Higher crime than 75% of London
↑ Rising 1290.9%

-77% vs borough

Crime by type

Other29%
Violence & sexual offences21%
Anti-social behaviour20%
Burglary12%
Vehicle crime10%
Drug offences5%
Theft3%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Paddington Fire Station · 1.2km

Crime is +53% above London average

Property

Prices, sales volume and market trends

Avg floor area46 m²

EPC breakdown

D
9%
E
1%

Based on 10 properties · Confidence: medium

Street mix

Semi 17%Terraced 8%Flat 75%

LHA rates — Inner North London

Shared room£708/mo
1 bedroom£1440/mo
2 bedrooms£1794/mo
3 bedrooms£2160/mo
4 bedrooms£3060/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£115,000
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era2007-2011
WallsCavity wall, as built, insulated (assumed)
RoofPitched, insulated (assumed)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £906
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2008–2016 · CAGR

+8.3%

Total change

+89%

Market Activity

Price Velocity & Acceleration

Current Velocity

+69.5%

per year

Acceleration

+101.81

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £500k–£600k · 12 sales

Property Type Mix

Total: 12 sales

Semi-detached16.7%
Terraced8.3%
Flat/maisonette75%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2008–2008£288k£288k+0%4
Help-to-Buy recovery2013–2016£473k£543k+14.8%2.7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.6% alpha

Flat/maisonette+1.6% α
Local
8.4%
District
6.8%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Below London average
Kilburn Park Underground StationBakerloo line
9.7 min walk
Kilburn High Road

Nearby stations

Maida Vale Underground StationBakerloo
9 min walk
Kilburn Park Underground StationBakerloo
10 min walk
Westbourne Park Underground StationCircle · Hammersmith & City
10 min walk
Queen's Park Underground StationBakerloo
12 min walk
Queens Park (London) Rail StationLioness
12 min walk
No bus stops within 400m

49

Walkability score

104

Footpaths (500m)

4

Santander docks (800m)

0.4 km

Nearest cycle dock

Central London commute times

London Bridge41 min ↑
Victoria ★40 min
Waterloo41 min ↑
Canary Wharf51 min ↑
City45 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

38

Car parks (800m)

23

EV chargers (800m)

Nearest car park73m
Santander docks (800m)4
Nearest cycle dock0.4 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

50%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed300 Mbps
Median download300 Mbps
Superfast coverage100%
All operators 5G97%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 14.0 µg/m³ · PM2.5: 7.0 µg/m³
Better than 96% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.3 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 70%
More green space than 81% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 5.0 km

Energy

Solar: 852 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Low

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 2

Landslide susceptibility: Medium

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,526 hrs/yr

Sunshine

601 mm/yr

Rainfall

22.8°C

Summer avg

3.1°C

Winter avg

Solar yield852.4 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

KILBURN PARK MEDICAL CENTRE

6 MILE WALK, NW6 5HB

7 min walk

72%

Recommend GP

72%

Overall GP experience

9

GPs within 1km

5

Dentists within 1km

7

Care homes (1km)

Nearest hospitalHospital of St John and St Elizabeth · 1.6 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 3.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

144

Parks (1km)

36

Restaurants (800m)

25

Cafes (800m)

1

Pubs (400m)

4

Pharmacies (800m)

4

Gyms (1km)

33

Sports (1km)

1

Convenience

Nearest supermarketWestbourne Nogs Grocery · 975 m
24 tennis courts5 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
4,137 licensed premises in borough2,967 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

844m

Post office

Nearby shops

Elgin Food and Wine205 m
Hamish 2378 m
Rose Food& Wine385 m
Bon Appetit389 m

Nearby cafes

Noamans Cafe26 m
Blakes62 m
The Bread Boutique76 m
Sarah Leen101 m

Nearby restaurants

George's Fish Bar56 m
Mourjam68 m
Big Pizza and Chicken78 m
Domino's108 m

Nearby pubs

Marian Bar359 m
Caramel367 m
The Frankfort Arms567 m
Carlton Tavern568 m

Nearby gyms

Burn LDN338 m
Paddington Sports Club458 m
Paddington Recreation Ground Fitness Suite506 m
Iyengar Yoga Maida Vale647 m

Nearby pharmacies

Browns Chemist28 m
Pitchkins & Currans329 m
Prince Chemist549 m
Sumer Pharmacy579 m

Nearby health

Shirland Dental Practise79 m
W9 Dental Health131 m
Shirland Dental Practice273 m
The Elgin Clinic376 m
Food hygiene (5-star)47% of 133

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
44

High street

A

High street health

Registered businesses

1 & 2 GODSON YARD FREEHOLD COMPANY LTD
GODSON YARD MANAGEMENT COMPANY LIMITED

Investment

Investment grade, yield and market outlook

75

Investment score

Strong

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£2,622London avg: £1,950/mo
Gross yield
5.0% (good)London avg: 3.8%Strong yield — top 20% of London
Gentrification score27/100
Right-to-buy sales (5yr)Owner-occupier growth signal44

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+15.3%

Rent growth (1yr)

Market liquidity

Future outlook

49

Price growth score

C
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,540m
Crossrail 2 route4,270m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,850 nationally

1,540

Est. population

15,964/km²

66%

Employed

65%

Degree educated

£49,600

Median income

3.4%

Claimant rate

Urban coreVery high densityYoung professionals

31

Community stability

Age profile

14%
34%
26%
15%
Under 1814%
18–3434%
35–4926%
50–6415%
65+10%

Tenure

18%
45%
23%
Own outright12%
Own (mortgage)18%
Private rent45%
Social rent23%
Shared ownership1%
Rent free0%

Ethnicity

34%
28%
13%
White British34%
White Other28%
Asian13%
Black8%
Mixed8%
Other10%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine14%
No car household67%
Unemployed6%
No qualifications12%

Housing tenure (Census 2021)

Private rent45%
Social rent23%

vs. London

Income vs London+18.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
19
Live planning apps (800m)
20
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
27
Planning apps (3 years)
19
Local approval rate
70%
Borough approval rate
85%
Opportunity area
No
CIL rate (residential)
£500/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
3
Under construction
0
Completed (3yr)
158
Largest scheme
236 homes · Gloucester House and Durham Court, Gloucester House and Durham Court, Kilburn Park Road, London, NW6 5XE
Pipeline pressure
LOW

Named schemes (500m)

Bronte House & Fielding House, Bronte House & Fielding House, Cambridge Road, Kilburn Park Road, NW6 5GB229 homes
completed
FORMER NORTH-WEST LONDON COLLEGE SITE, FORMER NORTH-WEST LONDON COLLEGE SITE, CARLTON VALE, NW6 5EQ100 homes
completed
Argo Business Centre,, Argo Business Centre,, Kilburn Park Road, London, NW6 5LF93 homes
completed
HERMES POINT, 16, HERMES POINT, 16, CHIPPENHAM ROAD, W958 homes
completed
5-9 Chippenham Gardens, London, NW6 5LH, 5-952 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
13.9%
Ward turnout
33%
Election year
2026
MP
Georgia Gould (Labour)
MP majority
14,913
Constituency
Queen's Park and Maida Vale

Councillors

Geoff BarracloughLabour
Nafsika Butler-ThalassisLabour
Iman LessLabour

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Key facts for NW6 5FE

Full postcodeNW6 5FE
Postcode districtNW6
BoroughLondon Borough of Westminster
WardMaida Vale
Latitude51.527775
Longitude-0.195987
Parliamentary constituencyQueen's Park and Maida Vale
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey