Church Street · Westminster · Queen's Park and Maida Vale constituency · 51.52538, -0.16579

NW8 8TE— Church Street, Westminster

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 78/100Transport 61/100Yield 4.00%⚠ Knotweed sites nearby

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
71
Safety
78
Schools
90
Transport
61
Environment
80
Investment
59

The bottom line

NW8 8TE offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families who can accept its trade-offs.

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

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Location

NW8 8TE

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-26.0% vs London avg

Deep-dive guides for NW8 8TE

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

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“The family fortress”

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How NW8 8TE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Edward's Catholic Primary School

Good · Inspected Feb 2023 · 3 min walk

KS2: 107.7

—

Secondary

Marylebone Boys' School

Not yet inspected · 13 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 · 2 min walk

6 primaries · 0 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

48.0 incidents per 1,000 residents

Better than 64% of London
↑ Rising 664.7%

from a low base — still below London average

-89% vs borough

Crime by type

Violence & sexual offences28%
Other28%
Anti-social behaviour26%
Vehicle crime6%
Drug offences5%
Theft3%
Robbery2%
Burglary2%

Road safety

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Paddington Fire Station · 1.3km

Crime is 26% below London average

Property

Prices, sales volume and market trends

Avg floor area82.8 m²

EPC breakdown

B
2%
C
21%
D
2%

Based on 25 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£207,000
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
WallsSystem built, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £805
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2023 · CAGR

+3.8%

Total change

+153%

Market Activity

Price Velocity & Acceleration

Current Velocity

-50.0%

per year

Acceleration

-41.09

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £75k–£100k · 12 sales

Property Type Mix

Total: 12 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1999£91k£120k+31.9%1.5
Post-dot-com plateau2003–2003£93k£93k+0%1
Pre-crash peak2005–2005£230k£230k+0%3
GFC & correction2008–2012£325k£390k+20%1
Brexit uncertainty2017–2019£505k£460k-8.9%1
Rate-rise correction2023–2023£230k£230k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.3% alpha

Flat/maisonette+2.3% α
Local
11.5%
District
9.2%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Marylebone Underground StationBakerloo line
4.8 min walk
London Marylebone

Nearby stations

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

74

Walkability score

579

Footpaths (500m)

26

Santander docks (800m)

0.0 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

5

Car parks (800m)

11

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park501m
Santander docks (800m)26
Nearest cycle dock0.0 km

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: 0.5 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 4.8 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

LISSON GROVE HEALTH CENTRE

GATEFORTH STREET, NW8 8EG

3 min walk

72%

Recommend GP

72%

Overall GP experience

11

GPs within 1km

16

Dentists within 1km

Nearest hospitalNightingale Hospital · 399 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 3.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

105

Parks (1km)

36

Restaurants (800m)

31

Cafes (800m)

4

Pubs (400m)

5

Pharmacies (800m)

6

Gyms (1km)

10

Sports (1km)

2

Convenience

Nearest supermarketCostless Supermarket · 134 m
2 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

538m

Post office

Nearby shops

Conteh Discount Convenience Store206 m
Ttine wa Zeytoon293 m
Tesco Express316 m
Blue Shop364 m

Nearby cafes

Number One Church Street199 m
Paris's Café260 m
Sunsnacks Cafe277 m
Cali Cafe315 m

Nearby restaurants

Rio's Piri Piri184 m
Chtaura266 m
Mortar + Pestle267 m
Seashell of Lisson Grove299 m

Nearby pubs

The Globe314 m
The Perseverance317 m
Sir John Balcombe350 m
The Trader's Inn358 m

Nearby gyms

Lisson Green Outdoor Gym70 m
Indaba Yoga307 m
The Greenhouse Centre422 m
PureGym489 m

Nearby pharmacies

Woods Chemist290 m
Market Chemist465 m
Lord's Pharmacy504 m
Berkeley Court Pharmacy582 m

Nearby health

The Ivory Dental Studio347 m
Nightingale Hospital399 m
Church Street Dental409 m
Pulselight Clinic442 m
Food hygiene (5-star)50% of 185

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
44

High street

E

High street health

Registered businesses

A&A GASWORKS LIMITED
ALAM PROPERTY NETWORK LIMITED
KHATIM LTD
NIGHTY ROSE GENERAL TRADE LTD

Investment

Investment grade, yield and market outlook

59

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 score27/100
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

42.4

Price growth score

D
High

Development pressure

High

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route5,618m
Crossrail 2 route2,165m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,194 nationally

2,711

Est. population

30,000/km²

35%

Employed

32%

Degree educated

£36,800

Median income

6.4%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

40

Community stability

Age profile

24%
27%
16%
18%
15%
Under 1824%
18–3427%
35–4916%
50–6418%
65+15%

Tenure

78%
Own outright7%
Own (mortgage)5%
Private rent8%
Social rent78%
Shared ownership1%
Rent free2%

Ethnicity

32%
17%
25%
White British11%
White Other11%
Asian32%
Black17%
Mixed5%
Other25%

Employment & lifestyle

Managerial / professional16%
Routine / semi-routine22%
No car household68%
Unemployed8%
No qualifications29%

Housing tenure (Census 2021)

Social rent78%
Private rent8%

vs. London

Income vs London-12.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
138
Live planning apps (800m)
14
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
44
Planning apps (3 years)
37
Local approval rate
68%
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
7
Under construction
7
Completed (3yr)
260
Largest scheme
385 homes · DEPOT, ST MARYLEBONE RAILWAY LAND, OFF, DEPOT, ST MARYLEBONE RAILWAY LAND, OFF, PARK ROAD, NW1
Pipeline pressure
LOW

Named schemes (500m)

DEPOT, ST MARYLEBONE RAILWAY LAND, OFF, DEPOT, ST MARYLEBONE RAILWAY LAND, OFF, PARK ROAD, NW1385 homes
completed
NORTH BANK, 15-17, NORTH BANK, 15-17, LODGE ROAD, NW8102 homes
completed
LAND BOUNDED BY, LAND BOUNDED BY, ASHBRIDGE STREET, WHITEHAVEN ST.SALISBURY ST.MULREADY ST., NW8 8BU59 homes
completed
LAND BOUNDED BY GREAT CENTRAL HOTEL, LAND BOUNDED BY GREAT CENTRAL HOTEL, BLANDFORD SQUARE, HAREWOOD AVENUE (MELBURY HOUSE), NW157 homes
completed
1-5, 1-5, LISSON GROVE, NW154 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 8TE

Full postcodeNW8 8TE
Postcode districtNW8
BoroughLondon Borough of Westminster
WardChurch Street
Latitude51.525382
Longitude-0.165794
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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