Westbourne · Westminster · Queen's Park and Maida Vale constituency · 51.51991, -0.20009

W11 1AF— Westbourne, Westminster

Location and area intelligence for W11 1AF, Westbourne, Westminster

The practical family move

 

Bottom 25% LondonSchools 92%Safety 74/100Transport 56/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
69
Safety
74
Schools
90
Transport
56
Environment
70
Investment
47

The bottom line

W11 1AF offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catches: high noise levels nearby and 8 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

W11 1AF

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-14.0% vs London avg
vs London crime+10.0% vs London avg

Deep-dive guides for W11 1AF

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

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“The practical family move”

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How W11 1AF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St. Mary of the Angels Catholic Primary School

Not yet inspected · 3 min walk

KS2: 104.9

★★

Secondary

Westminster Academy

Good · Inspected Oct 2023 · 7 min walk

P8: -0.04A8: 47.8

100% of local schools rated Good or Outstanding · based on 31 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Golborne & Maxilla Nursery School

Not inspected · 6 min walk

11 primaries · 2 secondaries · 2 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

71.3 incidents per 1,000 residents

Higher crime than 55% of London
↑ Rising 700.0%

-84% vs borough

Crime by type

Violence & sexual offences28%
Other20%
Anti-social behaviour19%
Burglary10%
Drug offences9%
Vehicle crime8%
Theft3%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: North Kensington Fire Station · 857m

Crime is +10% above London average

Property

2 Jul

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.

W11 district median

£958,500

Based on 85 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£7,965/m²
Price per ft²£740/ft²
Avg floor area57.2 m²

EPC breakdown

B
1%
C
28%
D
3%

Based on 32 properties · Confidence: high

Street mix

Terraced 17%Flat 83%

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 yield855 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£143,000
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsCavity wall, as built, partial insulation (assumed)
Roof(another dwelling above)
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

Price Trajectory

1995–2025 · CAGR

+7.4%

Total change

+749%

Market Activity

Price Velocity & Acceleration

Current Velocity

-30.8%

per year

Acceleration

-58.22

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £350k–£400k · 36 sales

Property Type Mix

Total: 36 sales

Terraced16.7%
Flat/maisonette83.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£53k£120k+126.4%1.6
Post-dot-com plateau2002–2004£193k£230k+19.3%1.3
Pre-crash peak2005–2006£250k£290k+16%1.5
GFC & correction2010–2011£221k£275k+24.7%1.5
Help-to-Buy recovery2013–2016£360k£200k-44.4%2.2
Brexit uncertainty2018–2019£377k£409k+8.6%1.5
Pandemic surge2020–2020£493k£493k+0%1
Rate-rise correction2022–2023£478k£510k+6.8%1.5
Current market2024–2025£650k£450k-30.8%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.8% alpha

Flat/maisonette+1.8% α
Local
9.3%
District
7.5%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
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
Westbourne Park Underground StationCircle line
1.8 min walk
Queens Park (London)

Nearby stations

Westbourne Park Underground StationCircle · Hammersmith & City
2 min walk
Ladbroke Grove Underground StationCircle · Hammersmith & City
10 min walk
Royal Oak Underground StationHammersmith & City · Circle
10 min walk
Warwick Avenue Underground StationBakerloo
15 min walk
Bayswater Underground StationDistrict · Circle
15 min walk
No bus stops within 400m

64

Walkability score

91

Footpaths (500m)

17

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge47 min ↑
Victoria ★43 min
Waterloo47 min ↑
Canary Wharf56 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

15

Car parks (800m)

5

EV chargers (800m)

Nearest car park61m
Santander docks (800m)17
Nearest cycle dock0.1 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 waterLOW
Low
Air qualityLOW
NO₂: 14.0 µg/m³ · PM2.5: 7.0 µg/m³
Better than 96% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.3 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Barn Elms Wetland Centre SSSI — 5.0 km

Energy

Solar: 855 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

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

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

MEANWHILE GARDEN MEDICAL CENTRE

UNIT 5, 1-31 ELKSTONE ROAD, W10 5NT

4 min walk

69%

Recommend GP

69%

Overall GP experience

11

GPs within 1km

12

Dentists within 1km

4

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 1.2 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 4.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

75

Parks (1km)

75

Restaurants (800m)

43

Cafes (800m)

5

Pubs (400m)

6

Pharmacies (800m)

8

Gyms (1km)

12

Sports (1km)

5

Convenience

Nearest supermarketWestbourne Nogs Grocery · 289 m
4 sports halls

Nightlife (500m)

1

Nightclubs

6

Late-night venues

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

2

Libraries (1km)

0

Cinemas (2km)

672m

Post office

Nearby shops

Shan Store104 m
Keyham Local201 m
Smiths’s News, Food & Wine224 m
Usman256 m

Nearby cafes

The Butter Bakery261 m
The Tin Shed335 m
Haminados424 m
Sandro's Cafe452 m

Nearby restaurants

The Oak218 m
Domino's233 m
Caractère234 m
Pastan273 m

Nearby pubs

The Lock and Lantern92 m
The Cheshire Cat240 m
The Union Tavern334 m
The Pelican338 m

Nearby gyms

Powervibe Fitness Studio361 m
Harbour Club Notting Hill399 m
Academy Sport526 m
Barrecore580 m

Nearby pharmacies

Blenheim Pharmacy527 m
Sumer Pharmacy528 m
Prince Chemist529 m
Benson Pharmacy590 m

Nearby health

Meanwhile Garden Medical Centre302 m
Al Saints Dental Clinic350 m
Denture Clinic428 m
Harrow Road Dental Surgery467 m
Food hygiene (5-star)63% of 276

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
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

GROWAY LIMITED
J HARVY LIMITED
LINKCLICK DIGITAL LIMITED
UK FUNERAL SERVICES LIMITED

Investment

Investment grade, yield and market outlook

47

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
3.3% (average)London avg: 3.8%Below average yield — bottom 55%
Gentrification score37/100
Right-to-buy sales (5yr)Owner-occupier growth signal44
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+15.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

55.6

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,434m
Crossrail 2 route4,368m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,515 nationally

1,234

Est. population

30,000/km²

50%

Employed

37%

Degree educated

£36,100

Median income

7.7%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

39

Community stability

Age profile

24%
24%
20%
19%
Under 1824%
18–3424%
35–4920%
50–6420%
65+13%

Tenure

15%
63%
Own outright9%
Own (mortgage)10%
Private rent16%
Social rent64%
Shared ownership1%
Rent free2%

Ethnicity

20%
20%
14%
17%
20%
White British20%
White Other20%
Asian14%
Black17%
Mixed10%
Other20%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine22%
No car household67%
Unemployed7%
No qualifications23%

Housing tenure (Census 2021)

Social rent64%
Private rent15%

vs. London

Income vs London-14.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
27
Live planning apps (800m)
28
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
42
Planning apps (3 years)
35
Local approval rate
71%
Borough approval rate
85%
Opportunity area
No
CIL rate (residential)
£500/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
8

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
56
Largest scheme
235 homes · CARLTON GATE (PHASE 3), CARLTON GATE (PHASE 3), HARROW ROAD, W9 3TD
Pipeline pressure
NONE

Named schemes (500m)

CARLTON GATE (PHASE 3), CARLTON GATE (PHASE 3), HARROW ROAD, W9 3TD235 homes
completed
CARLTON GATE, CARLTON GATE, HARROW ROAD, W9218 homes
completed
EATON PLAZA, EATON PLAZA, ADMIRAL WALK, HARROW ROAD, W9145 homes
completed
Hathaway House, 7, Hathaway House, 7, Woodfield Road, W9 2BA74 homes
completed
15, 15, WOODFIELD ROAD, W972 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
14.7%
Ward turnout
33%
Election year
2026
MP
Georgia Gould (Labour)
MP majority
14,913
Constituency
Queen's Park and Maida Vale

Councillors

Adam HugLabour
David BoothroydLabour
Angela PiddockLabour

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Key facts for W11 1AF

Full postcodeW11 1AF
Postcode districtW11
BoroughLondon Borough of Westminster
WardWestbourne
Latitude51.519906
Longitude-0.200089
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