Church Street · Westminster · Queen's Park and Maida Vale constituency · 51.52283, -0.16715

NW8 8AF— Church Street, Westminster

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

High-connectivity investment target

 

Schools 100%Safety 50/100Transport 62/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
65
Safety
50
Schools
90
Transport
62
Environment
51
Investment
49

The bottom line

NW8 8AF offers exceptional schools (100% Good/Outstanding) and fast broadband — a strong choice for Most buyers.

Less suited to Families.

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Location

NW8 8AF

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-12.4% vs London avg
vs London crime+235.0% vs London avg

Deep-dive guides for NW8 8AF

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

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How NW8 8AF 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 · 1 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 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 3 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

218.0 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 475.0%

-50% vs borough

Crime by type

Other35%
Anti-social behaviour21%
Violence & sexual offences19%
Drug offences7%
Vehicle crime5%
Theft5%
Robbery5%
Burglary4%

Road safety

100

Road safety score

0

Accidents (5yr)

5

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Paddington Fire Station · 1.2km

Crime is +235% 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 build0.0%
Price per m²£9,429/m²
Price per ft²£876/ft²
Avg floor area63.9 m²

EPC breakdown

C
17%
D
3%

Based on 20 properties · Confidence: medium

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£159,750
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, filled cavity
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

1997–2024 · CAGR

+8.3%

Total change

+751%

Market Activity

Price Velocity & Acceleration

Current Velocity

+52.6%

per year

Acceleration

+68.69

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £125k–£150k · 29 sales

Property Type Mix

Total: 29 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£70k£153k+118%1.8
Post-dot-com plateau2002–2004£155k£223k+43.6%3.3
Pre-crash peak2005–2007£225k£332k+47.8%2
GFC & correction2008–2008£305k£305k+0%2
Help-to-Buy recovery2014–2014£400k£400k+0%1
Brexit uncertainty2019–2019£465k£465k+0%1
Rate-rise correction2023–2023£390k£390k+0%1
Current market2024–2024£595k£595k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.5% alpha

Flat/maisonette+0.5% α
Local
10.2%
District
9.7%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

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 (Circle Line) Underground StationCircle line
4 min walk
London Marylebone

Nearby stations

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

72

Walkability score

695

Footpaths (500m)

26

Santander docks (800m)

0.1 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

4

Car parks (800m)

15

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park409m
Santander docks (800m)26
Nearest cycle dock0.1 km

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: 0.3 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 70%
Less green space than 77% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 5.1 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): 1

Landslide susceptibility: Low

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

CENTRAL LONDON EXTENDED HOURS HUBS

CENTRAL LONDON HEALTHCARE, 1B HAREWOOD ROW, NW1 6SE

3 min walk

8

GPs within 1km

18

Dentists within 1km

Nearest hospitalNightingale Hospital · 175 m
Nearest A&EUNIVERSITY COLLEGE LONDON HOSPITALS NHS FOUNDATION TRUST · 2.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%79.1%

Amenities

Shops, restaurants, parks and more

102

Parks (1km)

80

Restaurants (800m)

34

Cafes (800m)

6

Pubs (400m)

8

Pharmacies (800m)

6

Gyms (1km)

9

Sports (1km)

5

Convenience

Nearest supermarketCostless Supermarket · 265 m
1 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

6

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

541m

Post office

Nearby shops

Blue Shop110 m
Tesco Express139 m
Irene148 m
Conteh Discount Convenience Store211 m

Nearby cafes

Sunsnacks Cafe80 m
Turie126 m
Sip Slow166 m
Cali Cafe198 m

Nearby restaurants

Seashell of Lisson Grove96 m
Rio's Piri Piri120 m
Smoky Boys121 m
Nep Nep192 m

Nearby pubs

The Perseverance53 m
The Globe109 m
Bell Inn113 m
The Trader's Inn232 m

Nearby gyms

The Greenhouse Centre143 m
Indaba Yoga143 m
Lisson Green Outdoor Gym271 m
PureGym421 m

Nearby pharmacies

Woods Chemist194 m
Market Chemist269 m
Dales Pharmacy435 m
Devonshire Pharmacy437 m

Nearby health

Nightingale Hospital175 m
Church Street Dental233 m
Pulselight Clinic236 m
mydentist398 m
Food hygiene (5-star)46% of 316

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
44

High street

A

High street health

Registered businesses

EXECUTIVE.INN LTD
HIGH SERVICE RENTAL LIMITED
LAHER LIFESTYLE LIMITED
LUXE FLEET LONDON LTD
QUALITY UK TRADING LTD

Investment

Investment grade, yield and market outlook

49

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 score34/100
Right-to-buy sales (5yr)Owner-occupier growth signal44
Sales last 12 months0

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+15.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

60.8

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 route5,535m
Crossrail 2 route2,198m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,863 nationally

1,266

Est. population

30,000/km²

53%

Employed

56%

Degree educated

£36,800

Median income

6.7%

Claimant rate

Urban coreVery high densityYoung professionals

29

Community stability

Age profile

15%
44%
16%
16%
Under 1816%
18–3444%
35–4916%
50–6416%
65+9%

Tenure

41%
38%
Own outright13%
Own (mortgage)7%
Private rent41%
Social rent38%
Shared ownership0%
Rent free0%

Ethnicity

23%
27%
14%
18%
White British23%
White Other27%
Asian14%
Black12%
Mixed6%
Other19%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine14%
No car household74%
Unemployed6%
No qualifications16%

Housing tenure (Census 2021)

Private rent41%
Social rent38%

vs. London

Income vs London-12.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
158
Live planning apps (800m)
16
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
69
Planning apps (3 years)
51
Local approval rate
81%
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)
272
Largest scheme
470 homes · 12-20, 12-20, PRAED STREET, W2 1NH
Pipeline pressure
MODERATE

Named schemes (500m)

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
171-175, 171-175, Seymour Place, W1H 4PN66 homes
completed
LAND BOUNDED BY, LAND BOUNDED BY, ASHBRIDGE STREET, WHITEHAVEN ST.SALISBURY ST.MULREADY ST., NW8 8BU59 homes
completed
BRITISH TELECOM DEPOT, 30-34, BRITISH TELECOM DEPOT, 30-34, BELL STREET, NW157 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 8AF

Full postcodeNW8 8AF
Postcode districtNW8
BoroughLondon Borough of Westminster
WardChurch Street
Latitude51.522831
Longitude-0.167151
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