Church Street · Westminster · Queen's Park and Maida Vale constituency · 51.52350, -0.17399

NW8 8PP— Church Street, Westminster

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

City living at its best

 

Schools 100%Safety 29/100Transport 71/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Commuters, Young professionals

Compare areas

Strong, well-rated schools set this area apart

Liveability
61
Safety
29
Schools
90
Transport
71
Environment
52
Investment
52

The bottom line

NW8 8PP offers exceptional schools (100% Good/Outstanding), fast broadband and good transport links — strong value for Commuters and Young professionals who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

NW8 8PP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-12.4% vs London avg
vs London crime+431.0% vs London avg

Deep-dive guides for NW8 8PP

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart⚠️ High crime🍕 Buzzing

“City living at its best”

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How NW8 8PP 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 · 7 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 · 6 min walk

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

Safety

13 Jul

Crime rates and local incidents

High crime

345.5 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 591.5%

-21% vs borough

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Crime by type

Other31%
Anti-social behaviour18%
Violence & sexual offences18%
Vehicle crime9%
Theft8%
Drug offences8%
Robbery4%
Burglary4%

Road safety

100

Road safety score

0

Accidents (5yr)

11

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Paddington Fire Station · 745m

Crime is +431% above London average

Property

17 Jun

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£230/m²
Price per ft²£21/ft²
Avg floor area65.3 m²

EPC breakdown

B
3%

Based on 3 properties · Confidence: low

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£163,250
Rebuild cost per m²£2,500/m²

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

Construction era2016
WallsAverage thermal transmittance 0.22 W/m²K
Roof(other premises above)
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band CAnnual charge £805
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2017–2023 · CAGR

+7.2%

Total change

+52%

Market Activity

Price Velocity & Acceleration

Current Velocity

+51.6%

per year

Acceleration

+0.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £700k+ · 3 sales

Property Type Mix

Total: 3 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2017–2017£574k£574k+0%2
Rate-rise correction2023–2023£870k£870k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 82% of London
Edgware Road (Bakerloo) Underground StationBakerloo line
5.1 min walk
London Paddington→ Paddington
0 min

Nearby stations

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

76

Walkability score

481

Footpaths (500m)

25

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

15

Car parks (800m)

9

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)65
Nearest car park69m
Santander docks (800m)25
Nearest cycle dock0.1 km

Nearby car parks

🅿️
NCP Car Park London Maida Vale65 spaces
685m

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 AONB7% 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): 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

WESTMINSTER LD PARTNERSHIP

MEZZANINE FLOOR, 215-219 LISSON GROVE, NW8 8LW

4 min walk

8

GPs within 1km

11

Dentists within 1km

1

Care homes (1km)

Nearest hospitalNightingale Hospital · 636 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

105

Parks (1km)

63

Restaurants (800m)

32

Cafes (800m)

1

Pubs (400m)

8

Pharmacies (800m)

7

Gyms (1km)

11

Sports (1km)

8

Convenience

Nearest supermarketAldi · 136 m
1 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

430m

Post office

Nearby shops

Ashra's News48 m
Asal Supermarket57 m
Al-Sultan64 m
Red Sea120 m

Nearby cafes

Loyal cafe44 m
Aleppo Cafe & Shisha51 m
Hammurabi76 m
Bled201 m

Nearby restaurants

Cigkofte16 m
Don Pepe18 m
ME Kebab35 m
Azmar46 m

Nearby pubs

Three Falcons Indian Gastropub81 m
The Trader's Inn265 m
LV lounge369 m
Windsor Castle404 m

Nearby gyms

Little Venice Sports Centre241 m
Lisson Green Outdoor Gym537 m
The Greenhouse Centre561 m
F45 Training571 m

Nearby pharmacies

Dales Pharmacy115 m
Curie Chemist204 m
Market Chemist221 m
Woods Chemist330 m

Nearby health

mydentist178 m
Church Street Dental247 m
Abi Dental Care375 m
Yourdental Wellness440 m
Food hygiene (5-star)50% of 262

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

NANOHEALTH TECHNOLOGIES LIMITED

Investment

Investment grade, yield and market outlook

52

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 score30/100
Right-to-buy sales (5yr)Owner-occupier growth signal44
Sales last 12 months1

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+15.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

52.6

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route5,977m
Crossrail 2 route2,678m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,084 nationally

1,181

Est. population

16,436/km²

50%

Employed

41%

Degree educated

£36,800

Median income

6.9%

Claimant rate

Urban coreVery high densityRenters

18

Community stability

Age profile

18%
32%
22%
19%
Under 1818%
18–3432%
35–4922%
50–6419%
65+9%

Tenure

60%
33%
Own outright3%
Own (mortgage)3%
Private rent60%
Social rent33%
Shared ownership0%
Rent free0%

Ethnicity

17%
22%
13%
35%
White British17%
White Other22%
Asian13%
Black7%
Mixed6%
Other35%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine23%
No car household78%
Unemployed6%
No qualifications23%

Housing tenure (Census 2021)

Private rent60%
Social rent33%

vs. London

Income vs London-12.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
97
Live planning apps (800m)
24
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
57
Planning apps (3 years)
35
Local approval rate
77%
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)
215
Largest scheme
470 homes · 12-20, 12-20, PRAED STREET, W2 1NH
Pipeline pressure
LOW

Named schemes (500m)

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
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
North Westminster Community Sch. Phase 1 (West), North Westminster Community Sch. Phase 1 (West), North Wharf Road, W2 1LF150 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 8PP

Full postcodeNW8 8PP
Postcode districtNW8
BoroughLondon Borough of Westminster
WardChurch Street
Latitude51.523495
Longitude-0.173986
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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