Church Street · Westminster · Queen's Park and Maida Vale constituency · 51.52274, -0.17331

NW8 8PS— Church Street, Westminster

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

City living at its best

 

Schools 100%Safety 29/100Transport 72/100Yield 4.00%⚠ Knotweed sites nearby

Best for: Commuters, Young professionals

Compare areas

Investment-grade — strong yield and growth signals

Liveability
62
Safety
29
Schools
90
Transport
72
Environment
52
Investment
65

The bottom line

NW8 8PS 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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Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

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Location

NW8 8PS

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 8PS

🛡️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 8PS 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 21 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

2

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Paddington Fire Station · 749m

Crime is +431% above London average

Property

Prices, sales volume and market trends

Avg floor area71.3 m²

EPC breakdown

D
1%
F
1%
G
1%

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

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£178,250
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 150 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £805
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 83% of London
Edgware Road (Bakerloo) Underground StationBakerloo line
4 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
9 min walk
Paddington Underground StationBakerloo · District
9 min walk
No bus stops within 400m

76

Walkability score

550

Footpaths (500m)

31

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

10

Car parks (800m)

9

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)65
Nearest car park164m
Santander docks (800m)31
Nearest cycle dock0.1 km

Nearby car parks

🅿️
NCP Car Park London Maida Vale65 spaces
777m

Connectivity

Broadband and mobile coverage

100%

Full fibre

43%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed272 Mbps
Median download266 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 0.6 km away✗ Not Green Belt✗ Not AONB7% 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 · 571 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

102

Parks (1km)

86

Restaurants (800m)

37

Cafes (800m)

2

Pubs (400m)

9

Pharmacies (800m)

7

Gyms (1km)

11

Sports (1km)

10

Convenience

Nearest supermarketSindbad · 180 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

0

Libraries (1km)

1

Cinemas (2km)

505m

Post office

Nearby shops

Red Sea28 m
Asal Supermarket60 m
Ashra's News76 m
Tesco Express89 m

Nearby cafes

Hammurabi36 m
Aleppo Cafe & Shisha70 m
Loyal cafe87 m
Bled155 m

Nearby restaurants

Best Chicken King4 m
Delta Pizza4 m
Indian Kitchen45 m
Arbil Restaurant52 m

Nearby pubs

Three Falcons Indian Gastropub177 m
The Trader's Inn242 m
The Green Man337 m
Brewdog Paddington452 m

Nearby gyms

Little Venice Sports Centre261 m
F45 Training476 m
The Greenhouse Centre490 m
Lisson Green Outdoor Gym532 m

Nearby pharmacies

Dales Pharmacy25 m
Market Chemist159 m
Curie Chemist288 m
Woods Chemist310 m

Nearby health

mydentist81 m
Church Street Dental202 m
Abi Dental Care461 m
Yourdental Wellness529 m
Food hygiene (5-star)51% of 308

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
1
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

GRILL STATION DESSERT LTD
GRILL STATION TAKEAWAY LTD
GUSTO NUOVO LTD

Investment

Investment grade, yield and market outlook

65

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 score35/100
Right-to-buy sales (5yr)Owner-occupier growth signal44

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+15.3%

Rent growth (1yr)

Market liquidity

Future outlook

45.9

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route5,894m
Crossrail 2 route2,614m

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)
100
Live planning apps (800m)
23
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
54
Planning apps (3 years)
31
Local approval rate
83%
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
24
Under construction
0
Completed (3yr)
264
Largest scheme
470 homes · 12-20, 12-20, PRAED STREET, W2 1NH
Pipeline pressure
MODERATE

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
PADDINGTON BASIN, LAND AT, PADDINGTON BASIN, LAND AT, HERMITAGE STREET, W2 0XX222 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 8PS

Full postcodeNW8 8PS
Postcode districtNW8
BoroughLondon Borough of Westminster
WardChurch Street
Latitude51.522739
Longitude-0.173310
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