Church Street · Westminster · Queen's Park and Maida Vale constituency · 51.52477, -0.17220

NW8 8LT— Church Street, Westminster

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

City living at its best

 

Bottom 25% LondonSchools 100%Safety 74/100Transport 70/100Yield 4.00%⚠ Knotweed sites nearby

Best for: Families, Commuters, Young professionals

Compare areas

Strong, well-rated schools set this area apart

Liveability
70
Safety
74
Schools
90
Transport
70
Environment
53
Investment
63

The bottom line

NW8 8LT 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.

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Location

NW8 8LT

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 8LT

🛡️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 8LT 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 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 4 min walk

6 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)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Paddington Fire Station · 925m

Crime is +10% above London average

Property

Prices, sales volume and market trends

Avg floor area54.1 m²

EPC breakdown

C
16%
D
6%
E
1%

Based on 23 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

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£135,250
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)
GlazingSingle glazed
Council tax band Band DAnnual charge £906
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2019 · CAGR

+8.9%

Total change

+682%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.6%

per year

Acceleration

-20.87

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £350k–£400k · 6 sales

Property Type Mix

Total: 6 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1995£55k£55k+0%1
Pre-crash peak2007–2007£250k£250k+0%1
GFC & correction2009–2009£194k£194k+0%1
Help-to-Buy recovery2013–2014£352k£428k+21.4%1
Brexit uncertainty2019–2019£430k£430k+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
Better than 81% of London
Edgware Road (Bakerloo) Underground StationBakerloo line
6 min walk
London Marylebone

Nearby stations

Edgware Road (Bakerloo) Underground StationBakerloo
6 min walk
Edgware Road (Circle Line) Underground StationCircle · District
8 min walk
Marylebone Underground StationBakerloo
9 min walk
London MaryleboneNational Rail
9 min walk
Warwick Avenue Underground StationBakerloo
10 min walk
No bus stops within 400m

74

Walkability score

470

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

14

Car parks (800m)

11

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)65
Nearest car park162m
Santander docks (800m)28
Nearest cycle dock0.1 km

Nearby car parks

🅿️
NCP Car Park London Maida Vale65 spaces
707m

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: 0.7 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 4.9 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

2 min walk

13

GPs within 1km

14

Dentists within 1km

Nearest hospitalNightingale Hospital · 586 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 3.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

137

Parks (1km)

47

Restaurants (800m)

22

Cafes (800m)

2

Pubs (400m)

7

Pharmacies (800m)

5

Gyms (1km)

9

Sports (1km)

8

Convenience

Nearest supermarketSindbad · 198 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

1

Libraries (1km)

1

Cinemas (2km)

706m

Post office

Nearby shops

Barakah Bazaar204 m
Al-Sultan232 m
Ashra's News234 m
Asal Supermarket238 m

Nearby cafes

Love Venezia Cafe164 m
Bled198 m
Kurdistan Cafe213 m
Cali Cafe214 m

Nearby restaurants

Cigkofte192 m
Don Pepe199 m
ME Kebab205 m
Habaybna210 m

Nearby pubs

Three Falcons Indian Gastropub184 m
The Trader's Inn184 m
Lord's Tavern401 m
LV lounge435 m

Nearby gyms

Lisson Green Outdoor Gym380 m
Little Venice Sports Centre422 m
The Greenhouse Centre530 m
Indaba Yoga545 m

Nearby pharmacies

Woods Chemist222 m
Market Chemist237 m
Dales Pharmacy263 m
Curie Chemist313 m

Nearby health

Church Street Dental217 m
mydentist301 m
Abi Dental Care446 m
Yourdental Wellness495 m
Food hygiene (5-star)44% of 200

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

HI-NOON LLP

Investment

Investment grade, yield and market outlook

63

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 score24/100
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

41.6

Price growth score

D
High

Development pressure

High

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route5,947m
Crossrail 2 route2,586m

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
Yes
Article 4 area
Yes
Listed buildings (800m)
85
Live planning apps (800m)
21
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
46
Planning apps (3 years)
30
Local approval rate
87%
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
9
Under construction
0
Completed (3yr)
266
Largest scheme
470 homes · 12-20, 12-20, PRAED STREET, W2 1NH
Pipeline pressure
LOW

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

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Key facts for NW8 8LT

Full postcodeNW8 8LT
Postcode districtNW8
BoroughLondon Borough of Westminster
WardChurch Street
Latitude51.524772
Longitude-0.172205
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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