Church Street · Westminster · Queen's Park and Maida Vale constituency · 51.52265, -0.17251

NW8 8HE— Church Street, Westminster

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

City living at its best

 

Bottom 25% LondonSchools 100%Safety 74/100Transport 73/100Yield 4.00%⚠ Knotweed sites nearby

Best for: Families, Commuters, Young professionals

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Strong, well-rated schools set this area apart

Liveability
71
Safety
74
Schools
90
Transport
73
Environment
52
Investment
64

The bottom line

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

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

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Location

NW8 8HE

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 8HE

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

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Postcode Personality

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“City living at its best”

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How NW8 8HE 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 · 5 min walk

KS2: 104.3

—

Secondary

Marylebone Boys' School

Not yet inspected · 6 min walk

P8: +0.17A8: 52.2

100% of local schools rated Good or Outstanding · based on 24 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 6 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)

9

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Paddington Fire Station · 797m

Crime is +10% above London average

Property

Prices, sales volume and market trends

Avg floor area85.3 m²

EPC breakdown

C
4%
D
2%

Based on 6 properties · Confidence: low

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

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£213,250
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, 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

1997–2010 · CAGR

+11%

Total change

+290%

Market Activity

Price Velocity & Acceleration

Current Velocity

+17.8%

per year

Acceleration

+20.71

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £200k–£250k · 10 sales

Property Type Mix

Total: 10 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£76k£152k+101.3%1.5
Post-dot-com plateau2002–2004£207k£258k+24.4%2
GFC & correction2008–2010£250k£295k+17.8%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2% alpha

Flat/maisonette+2% α
Local
11%
District
9%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 84% of London
Edgware Road (Bakerloo) Underground StationBakerloo line
3.5 min walk
London Paddington→ Paddington
0 min

Nearby stations

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

77

Walkability score

571

Footpaths (500m)

30

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

8

Car parks (800m)

9

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park202m
Santander docks (800m)30
Nearest cycle dock0.1 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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 — 5.1 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): 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

5 min walk

8

GPs within 1km

12

Dentists within 1km

Nearest hospitalNightingale Hospital · 514 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 3.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

106

Parks (1km)

82

Restaurants (800m)

32

Cafes (800m)

3

Pubs (400m)

7

Pharmacies (800m)

7

Gyms (1km)

11

Sports (1km)

13

Convenience

Nearest supermarketSindbad · 133 m
1 tennis courts3 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)

478m

Post office

Nearby shops

Tesco Express44 m
Sai News56 m
Red Sea62 m
Barakah Bazaar104 m

Nearby cafes

Hammurabi93 m
Bled107 m
Aleppo Cafe & Shisha125 m
Loyal cafe141 m

Nearby restaurants

Delta Pizza54 m
Kurdistan Restaurant57 m
Best Chicken King59 m
Taza Kebab62 m

Nearby pubs

The Trader's Inn199 m
Three Falcons Indian Gastropub219 m
The Green Man297 m
The Perseverance416 m

Nearby gyms

Little Venice Sports Centre316 m
The Greenhouse Centre434 m
F45 Training452 m
Lisson Green Outdoor Gym492 m

Nearby pharmacies

Dales Pharmacy64 m
Market Chemist104 m
Woods Chemist267 m
Curie Chemist340 m

Nearby health

mydentist64 m
Church Street Dental152 m
Maison Smile505 m
Abi Dental Care513 m
Food hygiene (5-star)50% of 305

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

CROWN AUTOMOBILE LTD
NICO CUISINE LIMITED
TOP CRYSTAL LTD

Investment

Investment grade, yield and market outlook

64

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

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+15.3%

Rent growth (1yr)

Market liquidity

Future outlook

45.7

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route5,840m
Crossrail 2 route2,558m

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)
94
Live planning apps (800m)
22
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
49
Planning apps (3 years)
32
Local approval rate
86%
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
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)

12-20, 12-20, PRAED STREET, W2 1NH470 homes
completed
Former North Westminster Community School, Former North Westminster Community School, North Wharf Road, W2 1LF335 homes
completed
LISSON GREEN ESTATE, 1-13, LISSON GREEN ESTATE, 1-13, GRENDON STREET, TRESHAM CRESCENT (13-26), NW1 6LF225 homes
completed
Building 3 Merchant Square, Building 3 Merchant Square, Harbet Road, W2 1JU201 homes
completed
14-17, 14-17, Paddington Green, W2 1LG199 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 8HE

Full postcodeNW8 8HE
Postcode districtNW8
BoroughLondon Borough of Westminster
WardChurch Street
Latitude51.522645
Longitude-0.172506
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