Bayswater · Westminster · Queen's Park and Maida Vale constituency · 51.51616, -0.19944

W11 2AH— Bayswater, Westminster

Location and area intelligence for W11 2AH, Bayswater, Westminster

The practical family move

 

Top 8% LondonSchools 78%Safety 64/100Transport 58/100Low yield 3.28%⚠ Knotweed sites nearby

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
74
Safety
64
Schools
90
Transport
58
Environment
69
Investment
63

The bottom line

W11 2AH offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Most buyers who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Families.

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Location

W11 2AH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+19.8% vs London avg
vs London crime+104.0% vs London avg

Deep-dive guides for W11 2AH

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

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How W11 2AH 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 · 9 min walk

P8: -0.04A8: 47.8

100% of local schools rated Good or Outstanding · based on 26 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Golborne & Maxilla Nursery School

Not inspected · 9 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

132.8 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 1757.1%

-70% vs borough

Crime by type

Other33%
Violence & sexual offences19%
Anti-social behaviour11%
Theft10%
Vehicle crime10%
Burglary8%
Drug offences6%
Robbery3%

Road safety

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

7

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: North Kensington Fire Station · 1.1km

Crime is +104% above London average

Property

Prices, sales volume and market trends

Avg floor area92 m²

EPC breakdown

C
31%
D
15%
E
2%
F
1%

Based on 49 properties · Confidence: high

Street mix

Terraced 21%Flat 75%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 yield855 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£230,000
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 EAnnual charge £1,107
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+5.4%

Total change

+359%

Market Activity

Price Velocity & Acceleration

Current Velocity

+77.2%

per year

Acceleration

+89.09

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £200k–£250k · 82 sales

Property Type Mix

Total: 82 sales

Terraced22%
Flat/maisonette78%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£550k£473k-14.1%4.2
Post-dot-com plateau2001–2004£825k£485k-41.2%2.5
Pre-crash peak2005–2007£530k£365k-31.1%2.3
GFC & correction2008–2012£538k£845k+57.2%2.7
Help-to-Buy recovery2013–2015£480k£2.51m+423.4%1.5
Brexit uncertainty2017–2019£1.28m£1.10m-14.1%5
Pandemic surge2020–2021£1.30m£6.78m+421.2%2
Rate-rise correction2022–2023£1.62m£1.43m-11.9%4.5
Current market2024–2024£2.52m£2.52m+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.8% alpha

Weakest performer

Terraced

-0.7% alpha

Flat/maisonette+0.8% α
Local
8%
District
7.2%
Terraced-0.7% α
Local
7.3%
District
8%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

24out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing31
Trend Position40

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
6.7 min walk
Queens Park (London)

Nearby stations

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

64

Walkability score

100

Footpaths (500m)

22

Santander docks (800m)

0.2 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

13

Car parks (800m)

1

EV chargers (800m)

Nearest car park419m
Santander docks (800m)22
Nearest cycle dock0.2 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

92%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed476 Mbps
Median download440 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: 15.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 95% 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 AONB6% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Barn Elms Wetland Centre SSSI — 4.7 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

3 min walk

8

GPs within 1km

16

Dentists within 1km

3

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 1.4 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 4.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

80

Parks (1km)

78

Restaurants (800m)

32

Cafes (800m)

5

Pubs (400m)

4

Pharmacies (800m)

9

Gyms (1km)

14

Sports (1km)

5

Convenience

Nearest supermarketTawana Oriental Supermarket · 300 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)

821m

Post office

Nearby shops

Nahal110 m
Ottolenghi145 m
Usman216 m
Chepstow Food & Wine291 m

Nearby cafes

Two Feathers178 m
Ladurée207 m
The Butter Bakery218 m
Bodyism226 m

Nearby restaurants

The Ledbury72 m
Dorian94 m
Ormos Greek and Deli98 m
Eel Sushi Bar116 m

Nearby pubs

Walmer Castle110 m
The Cock and Bottle157 m
The Tabernacle170 m
Juicebaby201 m

Nearby gyms

Bodyism220 m
Body Works West250 m
Barrecore304 m
Powervibe Fitness Studio327 m

Nearby pharmacies

Baywood Chemist251 m
Blenheim Pharmacy401 m
Dr Evans Pharmacy421 m
Nashi Pharmacy612 m

Nearby health

Keep Smiling Dental Practice197 m
Westbourne Grove Medical Centre256 m
Ghauri Dental Clinic273 m
Al Saints Dental Clinic352 m
Food hygiene (5-star)80% of 269

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
44

High street

A

High street health

Registered businesses

110 LEDBURY ROAD LIMITED
134 HOLLAND PARK AVENUE MANAGEMENT LIMITED
FEDOR LIMITED
LBY LIMITED
MANISTREE LIMITED

+2 more

Investment

Investment grade, yield and market outlook

63

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
3.3% (average)London avg: 3.8%Below average yield — bottom 55%
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

57.2

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumLow-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,252m
Crossrail 2 route4,239m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,203 nationally

1,958

Est. population

28,050/km²

64%

Employed

64%

Degree educated

£50,300

Median income

2.3%

Claimant rate

Urban coreVery high densityYoung professionals

40

Community stability

Age profile

16%
28%
26%
17%
Under 1816%
18–3428%
35–4926%
50–6417%
65+13%

Tenure

30%
18%
36%
15%
Own outright30%
Own (mortgage)18%
Private rent36%
Social rent15%
Shared ownership0%

Ethnicity

39%
31%
White British39%
White Other31%
Asian12%
Black4%
Mixed8%
Other6%

Employment & lifestyle

Managerial / professional53%
Routine / semi-routine11%
No car household56%
Unemployed5%
No qualifications9%

Housing tenure (Census 2021)

Private rent36%
Social rent15%

vs. London

Income vs London+19.8%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
100
Live planning apps (800m)
32
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
48
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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
106
Largest scheme
235 homes · CARLTON GATE (PHASE 3), CARLTON GATE (PHASE 3), HARROW ROAD, W9 3TD
Pipeline pressure
NONE

Named schemes (500m)

94-100, 94-100, CHEPSTOW ROAD, W225 homes
completed
METRO CLUB, METRO CLUB, ST LUKES ROAD, TAVISTOCK ROAD, W1122 homes
completed
39-41, 39-41, ST STEPHENS GARDENS, W216 homes
completed
Notting Hill Lofts (Former Church Centre), Notting Hill Lofts (Former Church Centre), WESTBOURNE GROVE, Ledbury Road, W2 5RU14 homes
completed
21-22, 21-22, POWIS SQUARE, W1111 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
13.0%
Ward turnout
36%
Election year
2026
MP
Georgia Gould (Labour)
MP majority
2,903
Constituency
Kensington and Bayswater

Councillors

Christabel Diana Beatrice FlightConservative
Maggie CarmanLabour
Mark Brunel TozerConservative

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Key facts for W11 2AH

Full postcodeW11 2AH
Postcode districtW11
BoroughLondon Borough of Westminster
WardBayswater
Latitude51.516165
Longitude-0.199444
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
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TfL
Transport
for London
NHS
Digital
Companies
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Mail
Food Standards
Agency
Ofcom
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