Church Street · Westminster · Queen's Park and Maida Vale constituency · 51.52360, -0.16946

NW8 8BS— Church Street, Westminster

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

High-connectivity investment target

 

Schools 100%Safety 62/100Transport 61/100Yield 4.00%⚠ Knotweed sites nearby

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
65
Safety
62
Schools
90
Transport
61
Environment
52
Investment
62

The bottom line

NW8 8BS offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Most buyers who can accept its trade-offs.

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

Less suited to Families.

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Location

NW8 8BS

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+114.0% vs London avg

Deep-dive guides for NW8 8BS

🛡️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 NW8 8BS 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 · 4 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 · 3 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

138.8 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 473.0%

-68% vs borough

Crime by type

Other28%
Violence & sexual offences24%
Anti-social behaviour17%
Theft10%
Burglary8%
Drug offences6%
Robbery4%
Vehicle crime3%

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 · 1.0km

Crime is +114% above London average

Property

Prices, sales volume and market trends

Avg floor area76.9 m²

EPC breakdown

C
6%
D
1%

Based on 7 properties · Confidence: low

Street mix

Terraced 67%Flat 33%

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 yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£192,250
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, as built, no insulation (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

1995–2019 · CAGR

+8%

Total change

+539%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.4%

per year

Acceleration

-113.79

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £300k–£350k · 6 sales

Property Type Mix

Total: 6 sales

Terraced66.7%
Flat/maisonette33.3%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£115k£199k+73%1
Post-dot-com plateau2002–2002£280k£280k+0%1
Pre-crash peak2005–2005£337k£337k+0%1
Help-to-Buy recovery2014–2014£725k£725k+0%1
Brexit uncertainty2019–2019£735k£735k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Trend Position75

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
4.2 min walk
London Marylebone

Nearby stations

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

76

Walkability score

654

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

8

Car parks (800m)

11

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park338m
Santander docks (800m)29
Nearest cycle dock0.2 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

72%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed389 Mbps
Median download392 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: 0.5 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

LISSON GROVE HEALTH CENTRE

GATEFORTH STREET, NW8 8EG

2 min walk

72%

Recommend GP

72%

Overall GP experience

9

GPs within 1km

13

Dentists within 1km

Nearest hospitalNightingale Hospital · 354 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

110

Parks (1km)

73

Restaurants (800m)

29

Cafes (800m)

3

Pubs (400m)

6

Pharmacies (800m)

5

Gyms (1km)

10

Sports (1km)

12

Convenience

Nearest supermarketSindbad · 104 m
1 tennis courts4 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

573m

Post office

Nearby shops

Blue Shop115 m
Conteh Discount Convenience Store128 m
Barakah Bazaar133 m
Tesco Express242 m

Nearby cafes

Cali Cafe22 m
Kurdistan Cafe62 m
Love Venezia Cafe83 m
Bled130 m

Nearby restaurants

Habaybna53 m
Chtaura80 m
Rio's Piri Piri174 m
Taza Kebab270 m

Nearby pubs

The Trader's Inn52 m
The Perseverance234 m
The Globe288 m
Bell Inn290 m

Nearby gyms

Lisson Green Outdoor Gym262 m
The Greenhouse Centre302 m
Indaba Yoga319 m
Little Venice Sports Centre542 m

Nearby pharmacies

Woods Chemist42 m
Market Chemist142 m
Dales Pharmacy299 m
Devonshire Pharmacy502 m

Nearby health

Church Street Dental86 m
mydentist284 m
Nightingale Hospital354 m
Pulselight Clinic415 m
Food hygiene (5-star)47% of 284

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

62

Investment score

Good

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 score30/100
Right-to-buy sales (5yr)Owner-occupier growth signal44

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+15.3%

Rent growth (1yr)

Market liquidity

Future outlook

46.6

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route5,716m
Crossrail 2 route2,372m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 1,874 nationally

1,527

Est. population

29,773/km²

42%

Employed

35%

Degree educated

£36,800

Median income

8.2%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

35

Community stability

Age profile

26%
25%
19%
17%
13%
Under 1826%
18–3425%
35–4919%
50–6417%
65+13%

Tenure

22%
65%
Own outright7%
Own (mortgage)5%
Private rent22%
Social rent65%
Shared ownership1%
Rent free1%

Ethnicity

19%
14%
21%
15%
25%
White British19%
White Other14%
Asian21%
Black15%
Mixed6%
Other25%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine22%
No car household74%
Unemployed6%
No qualifications28%

Housing tenure (Census 2021)

Social rent65%
Private rent22%

vs. London

Income vs London-12.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
98
Live planning apps (800m)
14
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
54
Planning apps (3 years)
36
Local approval rate
89%
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
31
Under construction
7
Completed (3yr)
278
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
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
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 8BS

Full postcodeNW8 8BS
Postcode districtNW8
BoroughLondon Borough of Westminster
WardChurch Street
Latitude51.523596
Longitude-0.169455
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
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