Queen's Park · Westminster · Queen's Park and Maida Vale constituency · 51.52732, -0.21567

W10 5AB— Queen's Park, Westminster

Location and area intelligence for W10 5AB, Queen's Park, Westminster

High-connectivity investment target

 

Schools 88%Safety 74/100Transport 48/100Yield 4.64%⚠ Knotweed sites nearby

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
67
Safety
74
Schools
95
Transport
48
Environment
61
Investment
65

The bottom line

W10 5AB offers exceptional schools (100% Good/Outstanding) and low crime — 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

W10 5AB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-13.1% vs London avg
vs London crime+1.0% vs London avg

Deep-dive guides for W10 5AB

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

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“High-connectivity investment target”

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How W10 5AB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Ark Brunel Primary Academy

Good · Inspected May 2024 · 4 min walk

KS2: 103.4

★★★

Secondary

All Saints Catholic College

Outstanding · Inspected Nov 2022 · 10 min walk

P8: +0.69A8: 54.1

100% of local schools rated Good or Outstanding · based on 28 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Golborne & Maxilla Nursery School

Not inspected · 12 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

66.0 incidents per 1,000 residents

Higher crime than 51% of London
↑ Rising 1263.6%

-85% vs borough

Crime by type

Other32%
Violence & sexual offences27%
Anti-social behaviour15%
Drug offences6%
Theft6%
Vehicle crime6%
Burglary5%
Robbery3%

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

9

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: North Kensington Fire Station · 659m

Crime is +1% above London average

Property

Prices, sales volume and market trends

Avg floor area67.7 m²

EPC breakdown

B
7%
C
2%

Based on 9 properties · Confidence: low

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 yield855 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£169,250
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 fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £1,107
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2006–2018 · CAGR

+7.5%

Total change

+139%

Market Activity

Price Velocity & Acceleration

Current Velocity

+55.7%

per year

Acceleration

+2.20

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £100k–£125k · 5 sales

Property Type Mix

Total: 5 sales

Flat/maisonette100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2006–2006£114k£114k+0%3
Help-to-Buy recovery2013–2013£175k£175k+0%1
Brexit uncertainty2018–2018£273k£273k+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 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Kensal Green Underground StationBakerloo line
8.8 min walk
Kensal Rise

Nearby stations

Kensal Green Underground StationBakerloo
9 min walk
Kensal Green Rail StationLioness
9 min walk
Kensal Rise Rail StationMildmay
11 min walk
Kensal RiseNational Rail
11 min walk
Queens Park (London) Rail StationLioness
13 min walk
No bus stops within 400m

55

Walkability score

132

Footpaths (500m)

2

Santander docks (800m)

0.6 km

Nearest cycle dock

Central London commute times

London Bridge47 min ↑
Victoria ★35 min
Waterloo46 min ↑
Canary Wharf57 min ↑
City47 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)

3

EV chargers (800m)

Nearest car park126m
Santander docks (800m)2
Nearest cycle dock0.6 km

Nearby car parks

🅿️
Wormington Green
574m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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: 22.0 µg/m³ · PM2.5: 10.0 µg/m³
Better than 87% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.5 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 10%
Less green space than 85% of London

Nearest SSSI: Barn Elms Wetland Centre SSSI — 5.5 km

Energy

Solar: 855 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): 2

Landslide susceptibility: Medium

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 yield855.1 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE EXMOOR SURGERY

EXMOOR STREET, W10 6DZ

7 min walk

83%

Recommend GP

83%

Overall GP experience

22

GPs within 1km

7

Dentists within 1km

3

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 583 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 4.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

49

Parks (1km)

22

Restaurants (800m)

15

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

6

Gyms (1km)

10

Sports (1km)

4

Convenience

Nearest supermarketTesco Express · 452 m
3 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

811m

Post office

Nearby shops

Ronnie’s144 m
Union Canal Deli and Coffee186 m
Willow Farm Food & Wine248 m
Kensal Food & Wine270 m

Nearby cafes

Double Shot93 m
Casbah Café112 m
Cafe Dorado126 m
Oscar's Lounge133 m

Nearby restaurants

Chicago Grill Express120 m
Chick Inn Village125 m
Chicago's136 m
Mr Pizza367 m

Nearby pubs

Parlour Kensal160 m
Paradise by way of Kensal Green176 m
William IV256 m
Frames324 m

Nearby gyms

Anytime Fitness172 m
appi Health Group230 m
Moberly Sports Centre383 m
Yogarise Queen's Park631 m

Nearby pharmacies

Dollmead Pharmacy675 m
Greenfield Pharmacy697 m
Medicare Pharmacy726 m
Dillons Chemist728 m

Nearby health

The Grove Dental Surgery396 m
St Charles' Hospital583 m
Kensal Rise Dental Practise663 m
Half Penny Steps Health Centre667 m
Food hygiene (5-star)73% of 105

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

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
4.6% (good)London avg: 3.8%Strong yield — top 24% of London
Gentrification score21/100
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

43.9

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,748m
Crossrail 2 route5,596m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,101 nationally

2,274

Est. population

19,596/km²

53%

Employed

41%

Degree educated

£36,500

Median income

5.8%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

42

Community stability

Age profile

23%
24%
21%
21%
Under 1823%
18–3424%
35–4921%
50–6421%
65+11%

Tenure

14%
15%
16%
53%
Own outright14%
Own (mortgage)15%
Private rent16%
Social rent53%
Shared ownership1%
Rent free0%

Ethnicity

33%
17%
14%
16%
White British33%
White Other17%
Asian14%
Black16%
Mixed8%
Other12%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine20%
No car household52%
Unemployed9%
No qualifications19%

Housing tenure (Census 2021)

Social rent53%
Private rent16%

vs. London

Income vs London-13.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
71
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
6
Local approval rate
82%
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
0
Under construction
0
Completed (3yr)
19
Largest scheme
595 homes · Wornington Green Estate (Phase ll), Wornington Green Estate (Phase ll), Wornington Road, W10 5XY
Pipeline pressure
NONE

Named schemes (500m)

Site B at 321-337, Site B at 321-337, Kensal Road, Grand Union Centre, Bounded by Ladroke Grove, West Row and Southern Row, W10 5DA145 homes
completed
MICHAELS VINEYARDS, 3-6, MICHAELS VINEYARDS, 3-6, BANISTER ROAD, W10 4AG77 homes
completed
Moberly Sports Centre, Moberly Sports Centre, Kilburn Lane, W10 4AH71 homes
completed
Land next to 35, Land next to 35, Chamberlayne Road, NW1050 homes
completed
East and north west part of site, Middle Row Primary School, East and north west part of site, Middle Row Primary School, Middle Row, W10 5AT42 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
15.3%
Ward turnout
33%
Election year
2026
MP
Georgia Gould (Labour)
MP majority
14,913
Constituency
Queen's Park and Maida Vale

Councillors

Patricia McAllisterLabour
Cara SanquestLabour
Hamza TaouzzaleLabour

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Key facts for W10 5AB

Full postcodeW10 5AB
Postcode districtW10
BoroughLondon Borough of Westminster
WardQueen's Park
Latitude51.527320
Longitude-0.215669
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