Westbourne · Westminster · Queen's Park and Maida Vale constituency · 51.51891, -0.19972

W11 1BL— Westbourne, Westminster

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

The practical family move

 

Bottom 25% LondonSchools 90%Safety 72/100Transport 57/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
71
Safety
72
Schools
90
Transport
57
Environment
70
Investment
46

The bottom line

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

The catch: 8 Japanese knotweed sites within 400m — may affect mortgage applications.

Check your dealbreakers

Toggle the things that matter to you — see how W11 1BL scores on each.

Do you commute into central London daily?
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?

Toggle a question above to see how W11 1BL meets your needs.

Location

W11 1BL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+19.8% vs London avg
vs London crime+29.0% vs London avg

Deep-dive guides for W11 1BL

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare W11 1BL with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe🍕 Buzzing

“The practical family move”

Share:WhatsAppShare on X

How W11 1BL 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 · 2 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 29 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Golborne & Maxilla Nursery School

Not inspected · 7 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

83.5 incidents per 1,000 residents

Higher crime than 63% of London
↑ Rising 1466.7%

-81% vs borough

Crime by type

Other26%
Violence & sexual offences23%
Anti-social behaviour21%
Drug offences9%
Vehicle crime9%
Burglary6%
Theft5%
Robbery1%

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: North Kensington Fire Station · 915m

Crime is +29% 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£7,112/m²
Price per ft²£661/ft²
Avg floor area71.8 m²

EPC breakdown

B
1%
C
13%
D
24%
F
2%

Based on 40 properties · Confidence: high

Street mix

Semi 8%Terraced 3%Flat 89%

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£179,500
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £906
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+4.7%

Total change

+280%

Market Activity

Price Velocity & Acceleration

Current Velocity

-64.2%

per year

Acceleration

-170.06

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £200k–£250k · 66 sales

Property Type Mix

Total: 66 sales

Semi-detached7.6%
Terraced3%
Flat/maisonette89.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£132k£131k-0.9%3.4
Post-dot-com plateau2001–2004£125k£283k+126%3.8
Pre-crash peak2005–2007£242k£348k+43.6%3.7
GFC & correction2009–2012£380k£280k-26.3%1.5
Help-to-Buy recovery2013–2016£700k£1.15m+64.3%1.5
Brexit uncertainty2018–2019£1.25m£499k-59.9%1.5
Pandemic surge2020–2020£2.84m£2.84m+0%2
Rate-rise correction2022–2023£678k£1.40m+105.9%2.5
Current market2025–2025£500k£500k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.2% alpha

Flat/maisonette-1.2% α
Local
6.2%
District
7.4%

CAGR over 26yr 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 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Westbourne Park Underground StationCircle line
3.1 min walk
Queens Park (London)

Nearby stations

Westbourne Park Underground StationCircle · Hammersmith & City
3 min walk
Ladbroke Grove Underground StationCircle · Hammersmith & City
9 min walk
Royal Oak Underground StationHammersmith & City · Circle
10 min walk
Bayswater Underground StationDistrict · Circle
14 min walk
Notting Hill Gate Underground StationCircle · District
14 min walk
No bus stops within 400m

63

Walkability score

69

Footpaths (500m)

18

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge43 min ↑
Victoria ★30 min
Waterloo46 min ↑
Canary Wharf52 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

14

Car parks (800m)

4

EV chargers (800m)

Nearest car park130m
Santander docks (800m)18
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 waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 14.0 µg/m³ · PM2.5: 7.0 µg/m³
Better than 96% of London
NoiseLOW
none
Quieter 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 — 4.9 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

WESTBOURNE GROVE MEDICAL CENTRE

241 WESTBOURNE GROVE, W11 2SE

7 min walk

10

GPs within 1km

11

Dentists within 1km

4

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 1.3 km
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

77

Parks (1km)

81

Restaurants (800m)

42

Cafes (800m)

3

Pubs (400m)

6

Pharmacies (800m)

8

Gyms (1km)

13

Sports (1km)

5

Convenience

Nearest supermarketWestbourne Nogs Grocery · 246 m
1 tennis courts4 sports halls

Nightlife (500m)

1

Nightclubs

4

Late-night venues

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

2

Libraries (1km)

0

Cinemas (2km)

715m

Post office

Nearby shops

Keyham Local145 m
Smiths’s News, Food & Wine158 m
Usman170 m
Shan Store217 m

Nearby cafes

The Butter Bakery177 m
The Tin Shed325 m
Haminados336 m
Two Feathers428 m

Nearby restaurants

Caractère140 m
The Oak147 m
Domino's171 m
Pastan225 m

Nearby pubs

The Cheshire Cat181 m
The Lock and Lantern204 m
The Tabernacle275 m
The Little Yellow Door293 m

Nearby gyms

Powervibe Fitness Studio311 m
Harbour Club Notting Hill416 m
Barrecore478 m
Bodyism503 m

Nearby pharmacies

Blenheim Pharmacy471 m
Baywood Chemist541 m
Sumer Pharmacy583 m
Dr Evans Pharmacy585 m

Nearby health

Al Saints Dental Clinic310 m
Meanwhile Garden Medical Centre410 m
Keep Smiling Dental Practice473 m
Denture Clinic541 m
Food hygiene (5-star)67% of 294

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
44

High street

E

High street health

Registered businesses

D REVENUE SERVICES LTD
HADRA ECOMMERCE LTD
KILOMETRE ZERO LONDON LTD
RVASSETS LTD
SISKOS CONSULTING LTD

+2 more

Investment

Investment grade, yield and market outlook

46

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 score39/100
Right-to-buy sales (5yr)Owner-occupier growth signal44
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+15.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

61.9

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 route7,372m
Crossrail 2 route4,321m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,896 nationally

1,688

Est. population

30,000/km²

58%

Employed

49%

Degree educated

£50,300

Median income

4.2%

Claimant rate

Inner cityVery high densityMixed

37

Community stability

Age profile

18%
34%
21%
17%
Under 1818%
18–3434%
35–4921%
50–6417%
65+11%

Tenure

14%
15%
29%
42%
Own outright14%
Own (mortgage)15%
Private rent29%
Social rent42%
Shared ownership1%

Ethnicity

23%
22%
25%
13%
White British23%
White Other22%
Asian11%
Black25%
Mixed6%
Other13%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine19%
No car household66%
Unemployed10%
No qualifications16%

Housing tenure (Census 2021)

Social rent42%
Private rent29%

vs. London

Income vs London+19.8%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
29
Live planning apps (800m)
30
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
44
Planning apps (3 years)
37
Local approval rate
73%
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)
60
Largest scheme
235 homes · CARLTON GATE (PHASE 3), CARLTON GATE (PHASE 3), HARROW ROAD, W9 3TD
Pipeline pressure
NONE

Named schemes (500m)

CARLTON GATE, CARLTON GATE, HARROW ROAD, W9218 homes
completed
Hathaway House, 7, Hathaway House, 7, Woodfield Road, W9 2BA74 homes
completed
15, 15, WOODFIELD ROAD, W972 homes
completed
WAREHOUSE, WAREHOUSE, WOODFIELD PLACE, W928 homes
completed
94-100, 94-100, CHEPSTOW ROAD, W225 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

Live in W11 1BL? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for W11 1BL.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Westminster with nearby boroughs:

Westminster vs CamdenWestminster vs IslingtonWestminster vs Kensington And ChelseaWestminster vs Tower Hamlets

Similar postcodes

Frequently asked questions

📍 Track W11 1BL

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for W11 1BL

Full postcodeW11 1BL
Postcode districtW11
BoroughLondon Borough of Westminster
WardWestbourne
Latitude51.518912
Longitude-0.199725
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