St James's · Westminster · Cities of London and Westminster constituency · 51.49555, -0.13049

SW1P 2AR— St James's, Westminster

Location and area intelligence for SW1P 2AR, St James's, Westminster

City living at its best

 

Schools 100%Safety 34/100Transport 69/100

Best for: Investors, Young professionals

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Investment-grade — strong yield and growth signals

Liveability
67
Safety
34
Schools
95
Transport
69
Environment
54
Investment
80

The bottom line

SW1P 2AR offers exceptional schools (100% Good/Outstanding) — a strong choice for Investors and Young professionals.

Less suited to Families.

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Location

SW1P 2AR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
MediumYoung professionals
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+4.5% vs London avg
vs London crime+380.0% vs London avg

Deep-dive guides for SW1P 2AR

🛡️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 SW1P 2AR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Matthew's School, Westminster

Good · Inspected Jul 2023 · 3 min walk

KS2: 102.7

★★★

Secondary

The Grey Coat Hospital

Outstanding · Inspected Oct 2022 · 4 min walk

P8: +1.04A8: 66.6

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Tachbrook Nursery School

Not inspected · 12 min walk

5 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

High crime

312.1 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 285.9%

-29% vs borough

Note: this postcode is in the Central Activities Zone — London's business and visitor core. Crime is counted per resident, but the daytime and visitor population here is many times the resident count, so these figures reflect footfall, not residential risk.

Crime by type

Other35%
Theft20%
Anti-social behaviour18%
Violence & sexual offences16%
Robbery4%
Drug offences4%
Vehicle crime2%
Burglary1%

Stop & search

5.7

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

5

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lambeth River Fire Station · 635m

Crime is +380% above London average

Property

Prices, sales volume and market trends

Avg floor area87.8 m²

EPC breakdown

B
12%
C
10%
D
5%

Based on 27 properties · Confidence: medium

Street mix

Flat 96%Other 4%

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 yield856 kWh/kWp/yr
Rebuild cost estimate£219,500
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band GAnnual charge £1,510
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2005–2024 · CAGR

+3.5%

Total change

+92%

Market Activity

Price Velocity & Acceleration

Current Velocity

+19.3%

per year

Acceleration

+24.25

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £600k–£700k · 45 sales

Property Type Mix

Total: 45 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2005–2007£628k£725k+15.4%7.7
GFC & correction2008–2012£728k£750k+3.1%2.4
Help-to-Buy recovery2013–2015£710k£618k-13%1.3
Brexit uncertainty2017–2019£650k£540k-16.9%1
Pandemic surge2021–2021£1.06m£1.06m+0%2
Rate-rise correction2023–2023£1.01m£1.01m+0%1
Current market2024–2024£1.21m£1.21m+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
3.3%
District
3.3%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing4
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 80% of London
St. James's Park Underground StationCircle line
5.9 min walk
Vauxhall

Nearby stations

St. James's Park Underground StationDistrict · Circle
6 min walk
Westminster Underground StationJubilee · District
9 min walk
Pimlico Underground StationVictoria
9 min walk
Victoria Underground StationDistrict · Circle
11 min walk
VauxhallNational Rail
15 min walk
No bus stops within 400m

68

Walkability score

859

Footpaths (500m)

29

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge24 min ↓
Victoria ★12 min
Waterloo16 min ↓
Canary Wharf34 min ↓
City32 min ↓

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

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Parking & EV

Car parks, spaces and charging points

7

Car parks (800m)

2

EV chargers (800m)

Nearest car park242m
Santander docks (800m)29
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Tothill Street Coach Bays
466m

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: 10.0 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/dayCongestion charge zone✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 8.5 km

Energy

Solar: 856 kWh/kWp/yr

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): None recorded

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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 yield856.1 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

NHS PRACTITIONER HEALTH PROGRAMME

RIVERSIDE MC, HOBART HSE, ST GEORGE WHARF, WANDSWORTH ROAD, SW8 2JB

15 min walk

4

GPs within 1km

11

Dentists within 1km

3

Care homes (1km)

Nearest hospitalVincent Square Clinic · 534 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 848 m
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

105

Parks (1km)

58

Restaurants (800m)

40

Cafes (800m)

7

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

8

Convenience

Nearest supermarketCostcutter · 594 m
4 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

7

Late-night venues

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

4

Libraries (1km)

10

Cinemas (2km)

411m

Post office

Nearby shops

Horseferry Road Convenience Store101 m
Tesco Express126 m
Sainsbury's Local150 m
Regency Off Licence176 m

Nearby cafes

Ravello95 m
Caffè Nero99 m
Rag & Bone Coffee Co.155 m
Capsicum Deli155 m

Nearby restaurants

Papa Bruno100 m
Osteria Dell'Angolo103 m
LEON106 m
Pret A Manger118 m

Nearby pubs

The White Horse and Bower64 m
The Barley Mow99 m
The Loose Box111 m
The Speaker194 m

Nearby gyms

Westminster School Sports Centre247 m
Bannatynes Gym354 m
Gymbox Victoria486 m
Queen Mother Sports Centre738 m

Nearby pharmacies

Star Pharmacy271 m
Victoria Pharmacy281 m
Dolphins Pharmacy433 m
Clinichem Pharmacy659 m

Nearby health

SW1 Dental Studio178 m
Westminster House Dental Practice264 m
Millbank Medical Centre294 m
Capital Physio341 m
Food hygiene (5-star)63% of 213

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

80

Investment score

Strong

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£2,622London avg: £1,950/mo
Gentrification score39/100
Right-to-buy sales (5yr)Owner-occupier growth signal44

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+15.3%

Rent growth (1yr)

Market liquidity

Future outlook

68.9

Price growth score

B
High

Development pressure

High

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score46/100
Bakerloo Extension route2,103m
Crossrail 2 route917m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,213 nationally

2,102

Est. population

4,059/km²

61%

Employed

67%

Degree educated

£43,900

Median income

3.8%

Claimant rate

Urban coreMedium densityYoung professionals

30

Community stability

Age profile

21%
36%
16%
15%
Under 1822%
18–3436%
35–4916%
50–6415%
65+12%

Tenure

21%
13%
50%
15%
Own outright21%
Own (mortgage)13%
Private rent50%
Social rent15%
Shared ownership1%
Rent free0%

Ethnicity

36%
27%
20%
White British36%
White Other27%
Asian20%
Black4%
Mixed5%
Other7%

Employment & lifestyle

Managerial / professional56%
Routine / semi-routine6%
No car household62%
Unemployed4%
No qualifications7%

Housing tenure (Census 2021)

Private rent50%
Social rent15%

vs. London

Income vs London+4.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
277
Live planning apps (800m)
21
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
44
Planning apps (3 years)
29
Local approval rate
86%
Borough approval rate
85%
Opportunity area
No
Central activities zone
Yes
CIL rate (residential)
£500/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
31
Under construction
0
Completed (3yr)
6
Largest scheme
275 homes · Abell House & Cleland House, Abell House & Cleland House, John Islip Street, SW1P 4LH
Pipeline pressure
MODERATE

Named schemes (500m)

Abell House & Cleland House, Abell House & Cleland House, John Islip Street, SW1P 4LH275 homes
completed
ABBEY ORCHARD ESTATE, ABBEY ORCHARD ESTATE, ABBEY ORCHARD STREET, SW1247 homes
completed
FORMER BRITISH GAS SITE, FORMER BRITISH GAS SITE, VINCENT STREET, SW1204 homes
completed
ARTILLERY MANSIONS, 75, ARTILLERY MANSIONS, 75, VICTORIA STREET, SW1192 homes
completed
WESTMINSTER HOSPITAL, WESTMINSTER HOSPITAL, HORSEFERRY ROAD, MARSHAM STREET, SW1186 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
15.4%
Ward turnout
34%
Election year
2026
MP
Rachel Blake (Labour (Co-op))
MP majority
2,708
Constituency
Cities of London and Westminster

Councillors

Tim MitchellConservative
Mark Angus ShearerConservative
San AbishevConservative

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Key facts for SW1P 2AR

Full postcodeSW1P 2AR
Postcode districtSW1P
BoroughLondon Borough of Westminster
WardSt James's
Latitude51.495554
Longitude-0.130486
Parliamentary constituencyCities of London and Westminster
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