Church Street · Westminster · Queen's Park and Maida Vale constituency · 51.52383, -0.16826

NW8 8AB— Church Street, Westminster

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 76/100Transport 61/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
70
Safety
76
Schools
90
Transport
61
Environment
51
Investment
45

The bottom line

NW8 8AB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

NW8 8AB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-12.4% vs London avg
vs London crime-15.0% vs London avg

Deep-dive guides for NW8 8AB

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

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“The practical family move”

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How NW8 8AB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Edward's Catholic Primary School

Good · Inspected Feb 2023 · 2 min walk

KS2: 107.7

—

Secondary

Marylebone Boys' School

Not yet inspected · 10 min walk

P8: +0.17A8: 52.2

100% of local schools rated Good or Outstanding · based on 22 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 2 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

55.0 incidents per 1,000 residents

Better than 58% of London
↑ Rising 808.3%

-88% vs borough

Crime by type

Violence & sexual offences28%
Anti-social behaviour27%
Other17%
Vehicle crime9%
Drug offences7%
Theft7%
Burglary3%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Paddington Fire Station · 1.1km

Crime is 15% below London average

Property

1 May

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 build0.0%
Price per m²£5,842/m²
Price per ft²£543/ft²
Avg floor area77.6 m²

EPC breakdown

C
6%
D
6%
E
4%

Based on 16 properties · Confidence: medium

Street mix

Semi 5%Terraced 33%Detached 5%Flat 54%Other 3%

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£194,000
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £906
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2024 · CAGR

+4.4%

Total change

+230%

Market Activity

Price Velocity & Acceleration

Current Velocity

-65.6%

per year

Acceleration

-212.05

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £450k–£500k · 37 sales

Property Type Mix

Total: 37 sales

Detached5.4%
Semi-detached5.4%
Terraced35.1%
Flat/maisonette54.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£146k£285k+95.2%2.2
Post-dot-com plateau2001–2004£495k£585k+18.2%3.2
Pre-crash peak2005–2007£430k£363k-15.6%1.7
GFC & correction2010–2012£885k£1.00m+13%1
Help-to-Buy recovery2013–2015£870k£725k-16.7%1
Brexit uncertainty2018–2018£966k£966k+0%2
Rate-rise correction2022–2023£568k£1.40m+146.5%1.5
Current market2024–2024£482k£482k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-3.1% alpha

Weakest performer

Terraced

-14.5% alpha

Flat/maisonette-3.1% α
Local
5.2%
District
8.3%
Terraced-14.5% α
Local
4.7%
District
19.2%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

71out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing9
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Edgware Road (Bakerloo) Underground StationBakerloo line
4.7 min walk
London Marylebone

Nearby stations

Marylebone Underground StationBakerloo
5 min walk
London MaryleboneNational Rail
5 min walk
Edgware Road (Bakerloo) Underground StationBakerloo
5 min walk
Edgware Road (Circle Line) Underground StationCircle · District
6 min walk
Baker Street Underground StationMetropolitan · Hammersmith & City
10 min walk
No bus stops within 400m

74

Walkability score

635

Footpaths (500m)

29

Santander docks (800m)

0.2 km

Nearest cycle dock

Central London commute times

London Bridge30 min ↓
Victoria ★29 min
Waterloo31 min ↓
Canary Wharf40 min ↓
City34 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

7

Car parks (800m)

12

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park417m
Santander docks (800m)29
Nearest cycle dock0.2 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

39%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed258 Mbps
Median download253 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: 0.4 km away✗ Not Green Belt✗ Not AONB6% 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

LISSON GROVE HEALTH CENTRE

GATEFORTH STREET, NW8 8EG

2 min walk

72%

Recommend GP

72%

Overall GP experience

9

GPs within 1km

15

Dentists within 1km

Nearest hospitalNightingale Hospital · 308 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

112

Parks (1km)

72

Restaurants (800m)

32

Cafes (800m)

4

Pubs (400m)

8

Pharmacies (800m)

5

Gyms (1km)

10

Sports (1km)

6

Convenience

Nearest supermarketCostless Supermarket · 156 m
1 tennis courts4 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

616m

Post office

Nearby shops

Conteh Discount Convenience Store81 m
Blue Shop133 m
Barakah Bazaar219 m
Tesco Express256 m

Nearby cafes

Number One Church Street85 m
Cali Cafe89 m
Kurdistan Cafe148 m
Love Venezia Cafe166 m

Nearby restaurants

Chtaura85 m
Rio's Piri Piri88 m
Habaybna139 m
Seashell of Lisson Grove213 m

Nearby pubs

The Trader's Inn134 m
The Perseverance185 m
The Globe230 m
Bell Inn248 m

Nearby gyms

Lisson Green Outdoor Gym189 m
Indaba Yoga255 m
The Greenhouse Centre276 m
PureGym528 m

Nearby pharmacies

Woods Chemist73 m
Market Chemist225 m
Dales Pharmacy385 m
Devonshire Pharmacy530 m

Nearby health

Church Street Dental171 m
Nightingale Hospital308 m
mydentist368 m
Pulselight Clinic368 m
Food hygiene (5-star)48% of 295

Business

Local businesses registered here

Active businesses
21
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
11
3yr survival rate
100.0%
Right-to-buy sales (5yr)
44

High street

A

High street health

Registered businesses

BLOOM ARTS LTD
CLEAN ENERGY CAP LTD
ECO DETECTION UK LTD
EMBLEM TECHNOLOGY PARTNERS LIMITED
EMBLEM VENTURES LTD

+15 more

Investment

Investment grade, yield and market outlook

45

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 score33/100
Right-to-buy sales (5yr)Owner-occupier growth signal44
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+15.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

63.8

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route5,661m
Crossrail 2 route2,297m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,441 nationally

1,981

Est. population

30,000/km²

47%

Employed

33%

Degree educated

£36,800

Median income

6.2%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

38

Community stability

Age profile

26%
30%
14%
18%
Under 1826%
18–3430%
35–4914%
50–6418%
65+12%

Tenure

15%
67%
Own outright10%
Own (mortgage)6%
Private rent15%
Social rent67%
Shared ownership1%
Rent free1%

Ethnicity

19%
46%
13%
White British19%
White Other11%
Asian46%
Black7%
Mixed3%
Other13%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine24%
No car household62%
Unemployed5%
No qualifications25%

Housing tenure (Census 2021)

Social rent67%
Private rent15%

vs. London

Income vs London-12.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
119
Live planning apps (800m)
16
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
52
Planning apps (3 years)
47
Local approval rate
79%
Borough approval rate
85%
Opportunity area
No
CIL rate (residential)
£500/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
31
Under construction
7
Completed (3yr)
268
Largest scheme
470 homes · 12-20, 12-20, PRAED STREET, W2 1NH
Pipeline pressure
MODERATE

Named schemes (500m)

DEPOT, ST MARYLEBONE RAILWAY LAND, OFF, DEPOT, ST MARYLEBONE RAILWAY LAND, OFF, PARK ROAD, NW1385 homes
completed
LISSON GREEN ESTATE, 1-13, LISSON GREEN ESTATE, 1-13, GRENDON STREET, TRESHAM CRESCENT (13-26), NW1 6LF225 homes
completed
Development Site Street Block, Development Site Street Block, Luton Street, Capland Street, Bedlow Close, NW8 8RT168 homes
completed
BLEDLOW HOUSE AND BOILER HOUSE, BLEDLOW HOUSE AND BOILER HOUSE, CAPLAND STREET, NW8107 homes
completed
LAND BOUNDED BY, LAND BOUNDED BY, ASHBRIDGE STREET, WHITEHAVEN ST.SALISBURY ST.MULREADY ST., NW8 8BU59 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

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Key facts for NW8 8AB

Full postcodeNW8 8AB
Postcode districtNW8
BoroughLondon Borough of Westminster
WardChurch Street
Latitude51.523829
Longitude-0.168264
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