Church Street · Westminster · Queen's Park and Maida Vale constituency · 51.52420, -0.17172

NW8 8AA— Church Street, Westminster

Location and area intelligence for NW8 8AA, Church Street, Westminster

City living at its best

 

Bottom 25% LondonSchools 100%Safety 74/100Transport 71/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Commuters, Young professionals

Compare areas

Strong, well-rated schools set this area apart

Liveability
69
Safety
74
Schools
90
Transport
71
Environment
52
Investment
48

The bottom line

NW8 8AA offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and good transport links — strong value for Families and Commuters who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Check your dealbreakers

Toggle the things that matter to you — see how NW8 8AA scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how NW8 8AA meets your needs.

Location

NW8 8AA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-12.4% vs London avg
vs London crime+10.0% vs London avg

Deep-dive guides for NW8 8AA

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare NW8 8AA with:

Postcode Personality

🚇 Hyper-Connected🎓 School Smart🔒 Very Safe🍕 Buzzing

“City living at its best”

Share:WhatsAppShare on X

How NW8 8AA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Gateway Academy

Good · Inspected Oct 2022 · 2 min walk

KS2: 104.3

—

Secondary

Marylebone Boys' School

Not yet inspected · 9 min walk

P8: +0.17A8: 52.2

100% of local schools rated Good or Outstanding · based on 23 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 4 min walk

7 primaries · 1 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

71.3 incidents per 1,000 residents

Higher crime than 55% of London
↑ Rising 588.2%

-84% vs borough

Crime by type

Anti-social behaviour31%
Violence & sexual offences22%
Other20%
Burglary9%
Vehicle crime9%
Drug offences4%
Robbery4%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Paddington Fire Station · 920m

Crime is +10% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

NW8 district median

£787,500

Based on 47 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build100.0%
Price per m²£16,707/m²
Price per ft²£1,552/ft²
Avg floor area75.3 m²

EPC breakdown

B
55%

Based on 55 properties · Confidence: high

Street mix

Flat 100%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£188,250
Rebuild cost per m²£2,500/m²

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

Construction era2022
WallsAverage thermal transmittance 0.16 W/m²K
Roof(other premises above)
GlazingHigh performance glazing
Council tax band Band DAnnual charge £906
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2022–2025 · CAGR

+5.5%

Total change

+18%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.8%

per year

Acceleration

-15.16

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £700k+ · 54 sales

Property Type Mix

Total: 54 sales

Flat/maisonette100%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Rate-rise correction2022–2023£1.07m£1.00m-6.6%25
Current market2024–2025£1.20m£1.26m+4.8%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+21.3% alpha

Flat/maisonette+21.3% α
Local
5.9%
District
-15.4%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

34out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Seasonal Timing27

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 82% of London
Edgware Road (Bakerloo) Underground StationBakerloo line
5.1 min walk
London Marylebone

Nearby stations

Edgware Road (Bakerloo) Underground StationBakerloo
6 min walk
Edgware Road (Circle Line) Underground StationCircle · District
7 min walk
Marylebone Underground StationBakerloo
8 min walk
London MaryleboneNational Rail
8 min walk
Paddington (H&C Line)-UndergroundCircle · Hammersmith & City
10 min walk
No bus stops within 400m

76

Walkability score

560

Footpaths (500m)

28

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge36 min ↑
Victoria ★31 min
Waterloo37 min ↓
Canary Wharf46 min ↑
City40 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

12

Car parks (800m)

10

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)65
Nearest car park177m
Santander docks (800m)28
Nearest cycle dock0.1 km

Nearby car parks

🅿️
NCP Car Park London Maida Vale65 spaces
767m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 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 waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 31.0 µg/m³ · PM2.5: 22.0 µg/m³
Better than 73% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 0.6 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 5.0 km

Energy

Solar: 853 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): None recorded

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 yield852.5 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

WESTMINSTER LD PARTNERSHIP

MEZZANINE FLOOR, 215-219 LISSON GROVE, NW8 8LW

3 min walk

11

GPs within 1km

12

Dentists within 1km

Nearest hospitalNightingale Hospital · 523 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 3.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

124

Parks (1km)

54

Restaurants (800m)

24

Cafes (800m)

2

Pubs (400m)

8

Pharmacies (800m)

4

Gyms (1km)

8

Sports (1km)

10

Convenience

Nearest supermarketSindbad · 126 m
1 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

638m

Post office

Nearby shops

Barakah Bazaar133 m
Asal Supermarket212 m
Ashra's News214 m
Tesco Express216 m

Nearby cafes

Love Venezia Cafe96 m
Bled127 m
Kurdistan Cafe143 m
Cali Cafe158 m

Nearby restaurants

Habaybna142 m
Chtaura174 m
Cigkofte185 m
Don Pepe190 m

Nearby pubs

The Trader's Inn120 m
Three Falcons Indian Gastropub201 m
The Perseverance404 m
The Green Man439 m

Nearby gyms

Lisson Green Outdoor Gym362 m
Little Venice Sports Centre416 m
The Greenhouse Centre464 m
Indaba Yoga490 m

Nearby pharmacies

Market Chemist166 m
Woods Chemist171 m
Dales Pharmacy220 m
Curie Chemist342 m

Nearby health

Church Street Dental146 m
mydentist245 m
Abi Dental Care491 m
Nightingale Hospital523 m
Food hygiene (5-star)45% of 215

Business

Local businesses registered here

Active businesses
3
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

FLOMAK.UK LTD
HANOLODO LIMITED
LODOSUI LTD

Investment

Investment grade, yield and market outlook

48

Investment score

Moderate

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
4.0% (average)London avg: 3.8%Above average yield
Gentrification score26/100
Right-to-buy sales (5yr)Owner-occupier growth signal44
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+15.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

52.2

Price growth score

C
High

Development pressure

High

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route5,884m
Crossrail 2 route2,540m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,826 nationally

1,640

Est. population

25,754/km²

44%

Employed

38%

Degree educated

£36,800

Median income

7.4%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

35

Community stability

Age profile

23%
28%
20%
18%
Under 1823%
18–3428%
35–4920%
50–6418%
65+12%

Tenure

25%
52%
Own outright10%
Own (mortgage)9%
Private rent25%
Social rent52%
Shared ownership2%
Rent free1%

Ethnicity

20%
16%
17%
31%
White British20%
White Other17%
Asian17%
Black11%
Mixed5%
Other31%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine21%
No car household70%
Unemployed7%
No qualifications24%

Housing tenure (Census 2021)

Social rent52%
Private rent25%

vs. London

Income vs London-12.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
87
Live planning apps (800m)
21
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
40
Planning apps (3 years)
28
Local approval rate
85%
Borough approval rate
85%
Opportunity area
No
CIL rate (residential)
£500/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
24
Under construction
0
Completed (3yr)
266
Largest scheme
470 homes · 12-20, 12-20, PRAED STREET, W2 1NH
Pipeline pressure
MODERATE

Named schemes (500m)

LISSON GREEN ESTATE, 1-13, LISSON GREEN ESTATE, 1-13, GRENDON STREET, TRESHAM CRESCENT (13-26), NW1 6LF225 homes
completed
14-17, 14-17, Paddington Green, W2 1LG199 homes
completed
Development Site Street Block, Development Site Street Block, Luton Street, Capland Street, Bedlow Close, NW8 8RT168 homes
completed
30-34, 30-34, ST JOHN'S WOOD ROAD, NW8 8QP117 homes
completed
BLEDLOW HOUSE AND BOILER HOUSE, BLEDLOW HOUSE AND BOILER HOUSE, CAPLAND STREET, NW8107 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
14.8%
Ward turnout
30%
Election year
2026
MP
Georgia Gould (Labour)
MP majority
14,913
Constituency
Queen's Park and Maida Vale

Councillors

Aicha LessLabour
Fiona ParkerLabour
Abdul Aziz TokiLabour

Live in NW8 8AA? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for NW8 8AA.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Westminster with nearby boroughs:

Westminster vs CamdenWestminster vs IslingtonWestminster vs Kensington And ChelseaWestminster vs Tower Hamlets

Similar postcodes

Frequently asked questions

📍 Track NW8 8AA

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for NW8 8AA

Full postcodeNW8 8AA
Postcode districtNW8
BoroughLondon Borough of Westminster
WardChurch Street
Latitude51.524198
Longitude-0.171723
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