Little Venice · Westminster · Queen's Park and Maida Vale constituency · 51.52414, -0.17703

W2 1TE— Little Venice, Westminster

Location and area intelligence for W2 1TE, Little Venice, Westminster

High-connectivity investment target

 

Top 5% LondonSchools 100%Safety 67/100Transport 67/100Yield 3.85%⚠ Knotweed sites nearby

Best for: Families, Young professionals

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Strong, well-rated schools set this area apart

Liveability
76
Safety
67
Schools
90
Transport
67
Environment
56
Investment
64

The bottom line

W2 1TE offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Young professionals who can accept its trade-offs.

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

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Location

W2 1TE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+9.3% vs London avg
vs London crime+74.0% vs London avg

Deep-dive guides for W2 1TE

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

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“High-connectivity investment target”

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How W2 1TE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Gateway Academy

Good · Inspected Oct 2022 · 5 min walk

KS2: 104.3

—

Secondary

Marylebone Boys' School

Not yet inspected · 7 min walk

P8: +0.17A8: 52.2

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 8 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

113.3 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 5550.0%

-74% vs borough

Crime by type

Other31%
Violence & sexual offences18%
Anti-social behaviour16%
Vehicle crime12%
Burglary8%
Theft7%
Drug offences5%
Robbery4%

Road safety

100

Road safety score

0

Accidents (5yr)

7

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Paddington Fire Station · 621m

Crime is +74% above London average

Property

Prices, sales volume and market trends

Avg floor area84.2 m²

EPC breakdown

C
2%
D
6%
E
1%

Based on 9 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 yield853 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£210,500
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFull secondary glazing
Council tax band Band GAnnual charge £1,510
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2019 · CAGR

+6.2%

Total change

+326%

Market Activity

Price Velocity & Acceleration

Current Velocity

+21.9%

per year

Acceleration

+39.95

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £600k–£700k · 21 sales

Property Type Mix

Total: 21 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£165k£340k+106.7%2.4
Post-dot-com plateau2001–2003£245k£287k+17.3%1
Pre-crash peak2005–2007£730k£700k-4.1%1.5
GFC & correction2008–2008£574k£574k+0%2
Brexit uncertainty2019–2019£700k£700k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1% alpha

Flat/maisonette-1% α
Local
10.1%
District
11.1%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 77% of London
Paddington (H&C Line)-UndergroundCircle line
8 min walk
London Paddington→ Paddington
0 min

Nearby stations

Warwick Avenue Underground StationBakerloo
6 min walk
Edgware Road (Bakerloo) Underground StationBakerloo
8 min walk
Paddington (H&C Line)-UndergroundCircle · Hammersmith & City
8 min walk
Edgware Road (Circle Line) Underground StationCircle · District
10 min walk
Paddington Underground StationBakerloo · District
11 min walk
No bus stops within 400m

74

Walkability score

338

Footpaths (500m)

26

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge36 min ↑
Victoria ★31 min
Waterloo37 min ↓
Canary Wharf46 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

18

Car parks (800m)

20

EV chargers (800m)

Total spaces (800m)65
Nearest car park192m
Santander docks (800m)26
Nearest cycle dock0.1 km

Nearby car parks

🅿️
NCP Car Park London Maida Vale65 spaces
488m
🅿️
Paddington Station Car Park· yes
777m

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: 28.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 78% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 0.9 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 5.0 km

Energy

Solar: 853 kWh/kWp/yrHeat pump: Not suitableEPC upgrade: Minimal

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 yield852.5 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

WESTMINSTER LD PARTNERSHIP

MEZZANINE FLOOR, 215-219 LISSON GROVE, NW8 8LW

5 min walk

7

GPs within 1km

8

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt Mary's Hospital · 765 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 3.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

104

Parks (1km)

50

Restaurants (800m)

19

Cafes (800m)

5

Pubs (400m)

5

Pharmacies (800m)

4

Gyms (1km)

7

Sports (1km)

7

Convenience

Nearest supermarketAldi · 93 m
1 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

5

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

216m

Post office

Nearby shops

Al-Sultan161 m
Provenance Village Butcher213 m
Ashra's News225 m
All Greens238 m

Nearby cafes

Myra Chocolate68 m
D1 Coffee101 m
Loyal cafe215 m
Aleppo Cafe & Shisha232 m

Nearby restaurants

Gogi29 m
Cafe Laville42 m
Akash72 m
Diyarbakir Sofrasi166 m

Nearby pubs

LV lounge165 m
Three Falcons Indian Gastropub167 m
Windsor Castle195 m
The Eagle214 m

Nearby gyms

Little Venice Sports Centre183 m
12x3 Gym569 m
Nuffield Health Fitness & Wellbeing585 m
Little Venice Pilates & Physiotherapy648 m

Nearby pharmacies

Curie Chemist31 m
Remedy's Pharmacy212 m
Boots227 m
Dales Pharmacy309 m

Nearby health

Abi Dental Care165 m
Yourdental Wellness236 m
Fortes Clinic247 m
mydentist373 m
Food hygiene (5-star)57% of 194

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

64

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
3.9% (average)London avg: 3.8%Above average yield
Gentrification score30/100
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

61.1

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route6,195m
Crossrail 2 route2,899m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,915 nationally

1,994

Est. population

11,166/km²

59%

Employed

66%

Degree educated

£45,900

Median income

2.7%

Claimant rate

Urban coreHigh densityYoung professionals

37

Community stability

Age profile

22%
21%
21%
22%
14%
Under 1822%
18–3421%
35–4921%
50–6422%
65+14%

Tenure

29%
21%
43%
Own outright29%
Own (mortgage)21%
Private rent43%
Social rent7%
Shared ownership0%

Ethnicity

34%
34%
White British34%
White Other34%
Asian11%
Black3%
Mixed9%
Other10%

Employment & lifestyle

Managerial / professional56%
Routine / semi-routine6%
No car household52%
Unemployed3%
No qualifications8%

Housing tenure (Census 2021)

Private rent43%
Social rent7%

vs. London

Income vs London+9.3%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
121
Live planning apps (800m)
33
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
78
Planning apps (3 years)
40
Local approval rate
80%
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
9
Under construction
0
Completed (3yr)
188
Largest scheme
335 homes · Former North Westminster Community School, Former North Westminster Community School, North Wharf Road, W2 1LF
Pipeline pressure
LOW

Named schemes (500m)

CLARENDON COURT (6-30), CLARENDON COURT (6-30), MAIDA VALE, W9100 homes
completed
466-490, 466-490, Edgware Road, W2 1EL76 homes
completed
124, 124, Hall Place, W2 1NE60 homes
completed
PSYCHIATRIC HOSPITAL, 4, PSYCHIATRIC HOSPITAL, 4, MAIDA VALE, W9 1RS57 homes
completed
41-47, 41-47, ST JOHNS WOOD ROAD, NW843 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
15.1%
Ward turnout
42%
Election year
2026
MP
Georgia Gould (Labour)
MP majority
14,913
Constituency
Queen's Park and Maida Vale

Councillors

Melvyn Bernard CaplanConservative
Lorraine DeanConservative
Louise Melissa ShawConservative

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Key facts for W2 1TE

Full postcodeW2 1TE
Postcode districtW2
BoroughLondon Borough of Westminster
WardLittle Venice
Latitude51.524136
Longitude-0.177031
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