West End · Westminster · Cities of London and Westminster constituency · 51.51344, -0.14523

W1S 1BE— West End, Westminster

Location and area intelligence for W1S 1BE, West End, Westminster

City living at its best

 

Schools 100%Safety 4/100Transport 78/100Low yield 0.88%⚠ Knotweed sites nearby

Best for: Commuters, Young professionals

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Well-connected — strong transport access

Liveability
62
Safety
4
Schools
90
Transport
78
Environment
49
Investment
54

The bottom line

W1S 1BE offers exceptional schools (100% Good/Outstanding), fast broadband and good transport links — strong value for Commuters and Young professionals 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

W1S 1BE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for W1S 1BE

🛡️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 W1S 1BE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St George's Hanover Square CofE Primary School

Good · Inspected Nov 2023 · 8 min walk

KS2: 106.5

—

Secondary

The St Marylebone CofE School

Not yet inspected · Inspected Feb 2025 · 14 min walk

P8: +0.68A8: 61.8

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 25 min walk

4 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)

10

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Soho Fire station · 1.1km

Crime is +669% above London average

Property

Prices, sales volume and market trends

Avg floor area187.6 m²

EPC breakdown

B
5%

Based on 5 properties · Confidence: low

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

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£469,000
Rebuild cost per m²£2,500/m²

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

Construction era2020
WallsAverage thermal transmittance 0.19 W/m²K
Roof(other premises above)
Heating fuelElectricity: electricity, unspecified tariff
GlazingHigh performance glazing
Council tax band Band FAnnual charge £1,309
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2020–2021 · CAGR

+-2.7%

Total change

-3%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.7%

per year

Acceleration

+0.00

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £700k+ · 6 sales

Property Type Mix

Total: 6 sales

Flat/maisonette100%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pandemic surge2020–2021£5.50m£5.35m-2.7%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-22.5% alpha

Flat/maisonette-22.5% α
Local
-2.7%
District
19.8%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Top 10% — exceptional connectivity
Bond StreetElizabeth line line
3 min walk
London Victoria→ Victoria
0 min

Nearby stations

Bond StreetElizabeth line
4 min walk
Oxford Circus Underground StationBakerloo · Victoria
4 min walk
Bond Street Underground StationJubilee · Central
4 min walk
Green Park Underground StationJubilee · Piccadilly
9 min walk
Piccadilly Circus Underground StationPiccadilly · Bakerloo
11 min walk
No bus stops within 400m

80

Walkability score

728

Footpaths (500m)

37

Santander docks (800m)

0.2 km

Nearest cycle dock

Central London commute times

London Bridge26 min ↓
Victoria ★22 min
Waterloo24 min ↓
Canary Wharf29 min ↓
City25 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

3

Car parks (800m)

17

EV chargers (800m)

Total spaces (800m)445
Nearest car park92m
Santander docks (800m)37
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Oxford Street Car Park439 spaces· yes
338m
🅿️
Barlow Place Car Park· yes
351m

Connectivity

Broadband and mobile coverage

86%

Full fibre

86%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed431 Mbps
Median download425 Mbps
Superfast coverage86%
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 AONB7% green spaceTree canopy: 16%
Below average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 6.3 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

CICONIA RECOVERY LTD MENTAL HEALTH TVICB

10 HARLEY STREET, W1G 9PF

6 min walk

95%

Recommend GP

95%

Overall GP experience

12

GPs within 1km

138

Dentists within 1km

1

Care homes (1km)

Nearest hospitalNuffield Health · 521 m
Nearest A&EUNIVERSITY COLLEGE LONDON HOSPITALS NHS FOUNDATION TRUST · 1.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%79.1%

Amenities

Shops, restaurants, parks and more

35

Parks (1km)

302

Restaurants (800m)

110

Cafes (800m)

22

Pubs (400m)

6

Pharmacies (800m)

11

Gyms (1km)

12

Sports (1km)

4

Convenience

Nearest supermarketVital Ingredient · 226 m
1 swimming pools

Nightlife (500m)

2

Nightclubs

24

Late-night venues

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

3

Libraries (1km)

11

Cinemas (2km)

777m

Post office

Nearby shops

Offord Newsagents105 m
Newsmart152 m
Sidney Rose202 m
Waitrose251 m

Nearby cafes

Hagen27 m
WatchHouse32 m
Everbean Cafe125 m
Soho Coffee Co.147 m

Nearby restaurants

123Vegan30 m
Dosa65 m
Mews Pizza Co80 m
Hush81 m

Nearby pubs

La Cave74 m
Bonds77 m
Cartizze85 m
The Iron Duke93 m

Nearby gyms

The Bath & Racquets Club141 m
Barrecore382 m
Fitness First460 m
Triyoga478 m

Nearby pharmacies

C. W. Andrew166 m
Wigmore Medical371 m
Nelsons Homeopathic Pharmacy377 m
Shiv421 m

Nearby health

Nigel Meyer & Associates Dental Surgeons162 m
Bhuva Dental Care374 m
sk:n Clinics404 m
The Spine MDT410 m
Food hygiene (5-star)68% of 808

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

C.K. SOLUTIONS GROUP LTD

Investment

Investment grade, yield and market outlook

54

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (0.9%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£2,622London avg: £1,950/mo
Gross yield
0.9% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score63/100
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

51.3

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route3,691m
Crossrail 2 route495m

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)
624
Live planning apps (800m)
58
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
13
Major developments (800m)
0
Planning apps (12 months)
232
Planning apps (3 years)
148
Local approval rate
91%
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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
107
Largest scheme
81 homes · 22, 22, Hanover Square, W1S 1JA
Pipeline pressure
NONE

Named schemes (500m)

22, 22, Hanover Square, W1S 1JA81 homes
completed
19A, 19A, Cavendish Square, W1G 0PN25 homes
completed
13-27, 13-27, DAVIES STREET, W1K 3DF15 homes
completed
315, 315, Oxford Street, 23, 24, 25, 26 and 27 to 30 Dering Street, W1C 2HS14 homes
completed
3-5, 3-5, MADDOX STREET, W113 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 W1S 1BE

Full postcodeW1S 1BE
Postcode districtW1S
BoroughLondon Borough of Westminster
WardWest End
Latitude51.513440
Longitude-0.145232
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