Westbourne · Westminster · Queen's Park and Maida Vale constituency · 51.51926, -0.20186

W11 1HT— Westbourne, Westminster

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

Liquid asset in a prime location

 

Bottom 25% LondonSchools 92%Safety 72/100Transport 60/100Yield 3.78%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
71
Safety
72
Schools
90
Transport
60
Environment
70
Investment
47

The bottom line

W11 1HT offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £833,000 median — strong value for Families who can accept its trade-offs.

The catch: 12 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

W11 1HT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+60.2% vs London avg
vs London income+19.8% vs London avg
vs London crime+29.0% vs London avg

Deep-dive guides for W11 1HT

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

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“Liquid asset in a prime location”

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How W11 1HT 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 · 4 min walk

KS2: 104.9

★★

Secondary

Westminster Academy

Good · Inspected Oct 2023 · 9 min walk

P8: -0.04A8: 47.8

100% of local schools rated Good or Outstanding · based on 34 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Golborne & Maxilla Nursery School

Not inspected · 5 min walk

11 primaries · 3 secondaries · 2 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)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: North Kensington Fire Station · 763m

Crime is +29% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£833,000

Median sale price

Top 25% — 60% above London median

£833,000 is 60% above the London median (£520,000)

-47.2%

This year

Flat

Dominant type

Price history

5-year change
-2.6%
Sales (24 months)7
New build0.0%
Avg flat£833,000
Price per m²£10,790/m²
Price per ft²£1,002/ft²
Avg floor area83.4 m²

EPC breakdown

C
32%
D
45%
E
12%
F
1%
G
1%

Based on 91 properties · Confidence: high

Street mix

Terraced 7%Flat 93%Other 1%

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

Stamp duty

Standard buyer£29,150
First-time buyerFTB
£29,150
Additional propertyBTL/2nd
£54,140

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

16.6×

Price-to-income

£4,167/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield855 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£208,500
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)
GlazingSingle glazed
Council tax band Band DAnnual charge £906
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.5%

Total change

+598%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.4%

per year

Acceleration

+55.35

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £300k–£350k · 150 sales

Property Type Mix

Total: 150 sales

Terraced6.7%
Flat/maisonette93.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£95k£246k+160.1%7.2
Post-dot-com plateau2001–2004£400k£530k+32.5%5
Pre-crash peak2005–2007£325k£725k+123.1%5
GFC & correction2008–2012£720k£738k+2.5%4
Help-to-Buy recovery2013–2016£692k£2.21m+219.3%4.2
Brexit uncertainty2017–2019£830k£770k-7.2%4.7
Pandemic surge2020–2021£760k£855k+12.5%3
Rate-rise correction2022–2023£750k£613k-18.3%3
Current market2024–2026£1.25m£660k-47.2%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.1% alpha

Flat/maisonette+0.1% α
Local
6.5%
District
6.4%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

30out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing6
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
2.3 min walk
Queens Park (London)

Nearby stations

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

60

Walkability score

57

Footpaths (500m)

16

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge41 min ↑
Victoria ★28 min
Waterloo43 min ↑
Canary Wharf51 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

15

Car parks (800m)

3

EV chargers (800m)

Nearest car park204m
Santander docks (800m)16
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Wormington Green
756m

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: 2.4 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 55%
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

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

11

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 1.1 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

76

Parks (1km)

79

Restaurants (800m)

44

Cafes (800m)

5

Pubs (400m)

7

Pharmacies (800m)

8

Gyms (1km)

13

Sports (1km)

4

Convenience

Nearest supermarketR Garcia & Sons · 355 m
2 tennis courts3 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

1

Libraries (1km)

0

Cinemas (2km)

571m

Post office

Nearby shops

Usman175 m
Shan Store187 m
Supersave Food & Wine237 m
Nahal282 m

Nearby cafes

The Butter Bakery176 m
The Tin Shed193 m
Cafe Garcia354 m
What A Week355 m

Nearby restaurants

Jay Dee's Catering166 m
Caractère173 m
Empire Empire190 m
The Chipping Forecast194 m

Nearby pubs

The Lock and Lantern171 m
The Pelican199 m
The Little Yellow Door213 m
The Tabernacle277 m

Nearby gyms

Powervibe Fitness Studio229 m
The Clock Notting Hill446 m
Westway Sports & Fitness467 m
Bodyism535 m

Nearby pharmacies

Blenheim Pharmacy393 m
Dr Care Pharmacy528 m
Dr Evans Pharmacy537 m
Golborne Pharmacy577 m

Nearby health

Al Saints Dental Clinic213 m
Meanwhile Garden Medical Centre329 m
Denture Clinic487 m
Golborne Dental Care523 m
Food hygiene (5-star)70% of 298

Business

Local businesses registered here

Active businesses
16
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
11
3yr survival rate
100.0%
Right-to-buy sales (5yr)
44

High street

E

High street health

Registered businesses

31 LEAMINGTON ROAD VILLAS FREEHOLD LIMITED
39 LEAMINGTON ROAD VILLAS LIMITED
41 LEAMINGTON ROAD VILLAS LIMITED
42 LEAMINGTON ROAD VILLAS LIMITED
52 LRV LTD

+11 more

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
3.8% (average)London avg: 3.8%Above average yield
Gentrification score39/100
Right-to-buy sales (5yr)Owner-occupier growth signal44
Sales last 12 months4

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+15.3%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

65

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,524m
Crossrail 2 route4,474m

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%
Price vs London+60.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
26
Live planning apps (800m)
25
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
29
Planning apps (3 years)
28
Local approval rate
79%
Borough approval rate
85%
Opportunity area
No
CIL rate (residential)
£500/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
12

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
58
Largest scheme
235 homes · CARLTON GATE (PHASE 3), CARLTON GATE (PHASE 3), HARROW ROAD, W9 3TD
Pipeline pressure
NONE

Named schemes (500m)

Hathaway House, 7, Hathaway House, 7, Woodfield Road, W9 2BA74 homes
completed
15, 15, WOODFIELD ROAD, W972 homes
completed
Plot 5 and 6, Acklam Road, LONDON, W1032 homes
completed
WAREHOUSE, WAREHOUSE, WOODFIELD PLACE, W928 homes
completed
METRO CLUB, METRO CLUB, ST LUKES ROAD, TAVISTOCK ROAD, W1122 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£833,000)

£29,150

Standard buyer

£29,150

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for W11 1HT

Full postcodeW11 1HT
Postcode districtW11
BoroughLondon Borough of Westminster
WardWestbourne
Latitude51.519259
Longitude-0.201859
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