West End · Westminster · Cities of London and Westminster constituency · 51.51285, -0.13783

W1F 9BE— West End, Westminster

Location and area intelligence for W1F 9BE, West End, Westminster

City living at its best

 

Schools 100%Safety 4/100Transport 76/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Commuters, Young professionals

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Well-connected — strong transport access

Liveability
61
Safety
4
Schools
60
Transport
76
Environment
48
Investment
51

The bottom line

W1F 9BE offers exceptional schools (100% Good/Outstanding), fast broadband and good transport links — a strong choice for Commuters and Young professionals.

Less suited to Families.

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Location

W1F 9BE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
LowYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-0.7% vs London avg
vs London crime+669.0% vs London avg

Deep-dive guides for W1F 9BE

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart⚠️ Very high crime🍕 Buzzing

“City living at its best”

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How W1F 9BE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Soho Parish CofE Primary School

Not yet inspected · 3 min walk

KS2: 103.4

—

Secondary

Westminster City School

Not yet inspected · 21 min walk

P8: +0.09A8: 50.8

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Thomas Coram Centre

Not inspected · 23 min walk

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

Safety

13 Jul

Crime rates and local incidents

Very high crime

500.0 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 409.5%

+14% vs borough

Note: this postcode is in the Central Activities Zone — London's business and visitor core. Crime is counted per resident, but the daytime and visitor population here is many times the resident count, so these figures reflect footfall, not residential risk.

Crime by type

Other40%
Theft17%
Violence & sexual offences12%
Anti-social behaviour9%
Robbery8%
Drug offences4%
Burglary4%
Vehicle crime4%

Stop & search

9.6

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Soho Fire station · 542m

Crime is +669% 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.

Price history

Sales (24 months)1
New build0.0%
Price per m²£18,686/m²
Price per ft²£1,736/ft²
Avg floor area51 m²

EPC breakdown

C
16%
D
12%
E
1%

Based on 29 properties · Confidence: medium

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£127,500
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingSingle glazed
Council tax band Band FAnnual charge £1,309
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+6.9%

Total change

+587%

Market Activity

Price Velocity & Acceleration

Current Velocity

+76.7%

per year

Acceleration

+123.72

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £300k–£350k · 47 sales

Property Type Mix

Total: 47 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£133k£250k+88.7%3.3
Post-dot-com plateau2001–2004£395k£290k-26.6%3
Pre-crash peak2005–2007£281k£473k+68.4%2.3
GFC & correction2008–2011£460k£595k+29.3%1
Help-to-Buy recovery2013–2016£575k£730k+27%1
Brexit uncertainty2018–2018£972k£972k+0%1
Rate-rise correction2023–2023£515k£515k+0%1
Current market2024–2024£910k£910k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.2% alpha

Flat/maisonette-0.2% α
Local
11.2%
District
11.4%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 88% of London
Piccadilly Circus Underground StationBakerloo line
4.3 min walk
London Charing Cross→ Charing Cross
0 min

Nearby stations

Oxford Circus Underground StationBakerloo · Victoria
5 min walk
Piccadilly Circus Underground StationPiccadilly · Bakerloo
5 min walk
Tottenham Court RoadElizabeth line
8 min walk
Tottenham Court Road Underground StationNorthern · Central
8 min walk
Leicester Square Underground StationNorthern · Piccadilly
8 min walk
No bus stops within 400m

80

Walkability score

772

Footpaths (500m)

38

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge30 min ↓
Victoria ★24 min
Waterloo24 min ↓
Canary Wharf27 min ↓
City24 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

4

Car parks (800m)

12

EV chargers (800m)

Total spaces (800m)447
Nearest car park426m
Santander docks (800m)38
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Barlow Place Car Park· yes
477m
🅿️
Bluebadge disabled2 spaces
593m
🅿️
Oxford Street Car Park439 spaces· yes
643m

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: 33.0 µg/m³ · PM2.5: 11.0 µg/m³
Better than 68% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCongestion charge zone✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 70%
Less green space than 92% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 6.6 km

Energy

Solar: 852 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 yield851.7 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

TURNING POINT

31 WARDOUR STREET, W1D 6PT

5 min walk

9

GPs within 1km

26

Dentists within 1km

Nearest hospitalTunica Diagnostics · 575 m
Nearest A&EUNIVERSITY COLLEGE LONDON HOSPITALS NHS FOUNDATION TRUST · 1.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%79.1%

Amenities

Shops, restaurants, parks and more

39

Parks (1km)

636

Restaurants (800m)

155

Cafes (800m)

44

Pubs (400m)

3

Pharmacies (800m)

15

Gyms (1km)

20

Sports (1km)

7

Convenience

Nearest supermarketRice Wine Shop · 237 m
1 swimming pools4 sports halls

Nightlife (500m)

8

Nightclubs

52

Late-night venues

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

2

Libraries (1km)

11

Cinemas (2km)

150m

Post office

Nearby shops

Regent News48 m
Bread Ahead80 m
Central86 m
The Bar At Home196 m

Nearby cafes

Joe & The Juice6 m
Acai Berry62 m
SO Pure Café74 m
Nagare Coffee79 m

Nearby restaurants

Polpo47 m
Pure49 m
Club Mexicana51 m
Vinoteca53 m

Nearby pubs

The Old Coffee House42 m
Nightjar Carnaby50 m
Cahoots66 m
The Shaston Arms72 m

Nearby gyms

Triyoga57 m
Marshall Street Leisure Centre103 m
SoulCycle220 m
Fitness First228 m

Nearby pharmacies

C. W. Andrew385 m
Watsons446 m
Shiv585 m
Wigmore Medical774 m

Nearby health

Self Space215 m
AI Beauty Clinic324 m
56 Dean Street406 m
Paragon Dental Clinic429 m
Food hygiene (5-star)65% of 1357

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

51

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
3.5% (average)London avg: 3.8%Below average yield — bottom 51%
Gentrification score63/100
Right-to-buy sales (5yr)Owner-occupier growth signal44
Sales last 12 months0

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+15.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

69.5

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route3,228m
Crossrail 2 route21m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,000 nationally

2,189

Est. population

2,965/km²

59%

Employed

60%

Degree educated

£41,700

Median income

4.6%

Claimant rate

Urban coreLow densityYoung professionals

27

Community stability

Age profile

36%
22%
19%
Under 1811%
18–3437%
35–4922%
50–6419%
65+12%

Tenure

44%
39%
Own outright10%
Own (mortgage)6%
Private rent45%
Social rent40%
Shared ownership0%
Rent free0%

Ethnicity

33%
29%
White British33%
White Other29%
Asian12%
Black9%
Mixed8%
Other10%

Employment & lifestyle

Managerial / professional49%
Routine / semi-routine11%
No car household81%
Unemployed4%
No qualifications8%

Housing tenure (Census 2021)

Private rent45%
Social rent39%

vs. London

Income vs London-0.7%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
563
Live planning apps (800m)
63
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
19
Major developments (800m)
0
Planning apps (12 months)
224
Planning apps (3 years)
145
Local approval rate
87%
Borough approval rate
85%
Opportunity area
No
Central activities zone
Yes
CIL rate (residential)
£500/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
1
Under construction
0
Completed (3yr)
103
Largest scheme
285 homes · Middlesex Hospital, Middlesex Hospital, Mortimer Street, W1W 7EY
Pipeline pressure
LOW

Named schemes (500m)

Trenchard House, 19-25, Trenchard House, 19-25, Broadwick Street, W1F 0DF78 homes
completed
90-100, 90-100, WARDOUR STREET, W152 homes
completed
Marshall St Leisure Centre & Dufours Pl Council Depot, Marshall St Leisure Centre & Dufours Pl Council Depot, Marshall Street, Poland And Broadwick Street Car Parks, W1F 7EW52 homes
completed
UNIVERSITY COLLEGE, 10-12, UNIVERSITY COLLEGE, 10-12, BERNERS STREET, W147 homes
completed
29-30, 29-30, Old Burlington Street, 22-27 Cork Street, W1S 3AR42 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
13.9%
Ward turnout
33%
Election year
2026
MP
Rachel Blake (Labour (Co-op))
MP majority
2,708
Constituency
Cities of London and Westminster

Councillors

Tim BarnesConservative
Elizabeth Marie AmosConservative
Paul FisherConservative

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Key facts for W1F 9BE

Full postcodeW1F 9BE
Postcode districtW1F
BoroughLondon Borough of Westminster
WardWest End
Latitude51.512847
Longitude-0.137834
Parliamentary constituencyCities of London and Westminster
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