Marylebone · Westminster · Cities of London and Westminster constituency · 51.51686, -0.16514

W2 2RF— Marylebone, Westminster

Location and area intelligence for W2 2RF, Marylebone, Westminster

High-connectivity investment target

 

Schools 100%Safety 30/100Transport 65/100Yield 3.85%

Best for: Young professionals

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Investment-grade — strong yield and growth signals

Liveability
68
Safety
30
Schools
90
Transport
65
Environment
80
Investment
65

The bottom line

W2 2RF offers exceptional schools (100% Good/Outstanding) and a green environment — strong value for Young professionals who can accept its trade-offs.

The catch: very high noise — check proximity to rail lines.

Less suited to Families.

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Location

W2 2RF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+14.0% vs London avg
vs London crime+425.0% vs London avg

Deep-dive guides for W2 2RF

🛡️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🌿 Green Lung⚠️ High crime🍕 Buzzing

“High-connectivity investment target”

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How W2 2RF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Hampden Gurney CofE Primary School

Good · Inspected Feb 2023 · 1 min walk

KS2: 115.5

—

Secondary

Marylebone Boys' School

Not yet inspected · 11 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 · 12 min walk

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

Safety

13 Jul

Crime rates and local incidents

High crime

341.4 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 497.7%

-22% 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

Other34%
Violence & sexual offences15%
Theft13%
Anti-social behaviour13%
Robbery9%
Drug offences8%
Vehicle crime6%
Burglary3%

Road safety

99

Road safety score

1

Accidents (5yr)

9

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Paddington Fire Station · 1.3km

Crime is +425% above London average

Property

Prices, sales volume and market trends

Avg floor area50.1 m²

EPC breakdown

C
30%
D
9%
E
5%

Based on 44 properties · Confidence: high

Street mix

Flat 98%Other 2%

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
Rebuild cost estimate£125,250
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 (community)
GlazingSingle glazed
Council tax band Band FAnnual charge £1,309
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2022 · CAGR

+7.7%

Total change

+533%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.7%

per year

Acceleration

+36.63

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £500k–£600k · 59 sales

Property Type Mix

Total: 59 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£60k£83k+38.9%4.3
Post-dot-com plateau2001–2004£94k£260k+176.6%3.2
Pre-crash peak2005–2005£200k£200k+0%1
GFC & correction2008–2012£139k£495k+257.4%4.2
Help-to-Buy recovery2013–2016£370k£420k+13.5%2.5
Brexit uncertainty2017–2019£241k£560k+132.4%1
Pandemic surge2020–2020£370k£370k+0%1
Rate-rise correction2022–2022£380k£380k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.2% alpha

Flat/maisonette+1.2% α
Local
10.2%
District
9%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

47out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 75% of London
Edgware Road (Circle Line) Underground StationHammersmith & City line
4.5 min walk
London Marylebone

Nearby stations

Edgware Road (Circle Line) Underground StationDistrict · Circle
5 min walk
Edgware Road (Bakerloo) Underground StationBakerloo
6 min walk
Marble Arch Underground StationCentral
7 min walk
Marylebone Underground StationBakerloo
8 min walk
London MaryleboneNational Rail
8 min walk
No bus stops within 400m

75

Walkability score

528

Footpaths (500m)

26

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge35 min ≈
Victoria ★21 min
Waterloo37 min ↓
Canary Wharf45 min ≈
City33 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

8

Car parks (800m)

12

EV chargers (800m)

Total spaces (800m)739
Nearest car park163m
Santander docks (800m)26
Nearest cycle dock0.1 km

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: 31.0 µg/m³ · PM2.5: 22.0 µg/m³
Better than 73% of London
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCongestion charge zone✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 5.8 km

Energy

Solar: 853 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

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

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

WEST LONDON DAY CENTRE

134-136 SEYMOUR PLACE, W1H 1NT

5 min walk

7

GPs within 1km

21

Dentists within 1km

Nearest hospitalNightingale Hospital · 552 m
Nearest A&EUNIVERSITY COLLEGE LONDON HOSPITALS NHS FOUNDATION TRUST · 2.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%79.1%

Amenities

Shops, restaurants, parks and more

92

Parks (1km)

101

Restaurants (800m)

36

Cafes (800m)

6

Pubs (400m)

8

Pharmacies (800m)

6

Gyms (1km)

9

Sports (1km)

10

Convenience

Nearest supermarketGreen Valley · 271 m
1 tennis courts2 sports halls

Nightlife (500m)

1

Nightclubs

7

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

427m

Post office

Nearby shops

La Maritxu236 m
Assal Patisserie241 m
Medo News248 m
Wallers Newsagents255 m

Nearby cafes

Costa141 m
Ta' Turu Store241 m
Markus Coffee Co Ltd256 m
Stuzzico...264 m

Nearby restaurants

Mahal26 m
Al Arez Express40 m
Beirut Cafe42 m
Safa Restaurant47 m

Nearby pubs

Duke of York108 m
Lord Wargrave148 m
The Heron205 m
The Larrik209 m

Nearby gyms

Seymour Leisure Centre219 m
F45 Training464 m
The Greenhouse Centre537 m
The Gym Group626 m

Nearby pharmacies

Prince Pharmacy60 m
Kings Pharmacy156 m
Safeer Pharmacy174 m
Al Razi Pharmacy221 m

Nearby health

Whites Dental183 m
Happy Kids Dental Marylebone257 m
Harley Cosmetics London264 m
Seymour Clinic268 m
Food hygiene (5-star)57% of 348

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

65

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 score40/100
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

57.7

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score29/100
Bakerloo Extension route5,080m
Crossrail 2 route1,925m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,126 nationally

1,523

Est. population

14,370/km²

58%

Employed

65%

Degree educated

£47,900

Median income

3.0%

Claimant rate

Urban coreHigh densityYoung professionals

13

Community stability

Age profile

15%
45%
23%
Under 1815%
18–3445%
35–4923%
50–6411%
65+6%

Tenure

80%
Own outright11%
Own (mortgage)7%
Private rent80%
Social rent2%
Shared ownership1%
Rent free0%

Ethnicity

16%
37%
20%
18%
White British16%
White Other37%
Asian20%
Black3%
Mixed8%
Other18%

Employment & lifestyle

Managerial / professional47%
Routine / semi-routine8%
No car household78%
Unemployed7%
No qualifications10%

Housing tenure (Census 2021)

Private rent80%
Social rent2%

vs. London

Income vs London+14.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
263
Live planning apps (800m)
30
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
92
Planning apps (3 years)
56
Local approval rate
88%
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
22
Under construction
7
Completed (3yr)
101
Largest scheme
470 homes · 12-20, 12-20, PRAED STREET, W2 1NH
Pipeline pressure
MODERATE

Named schemes (500m)

171-175, 171-175, Seymour Place, W1H 4PN66 homes
completed
HAMPDEN GURNEY SCHOOL, HAMPDEN GURNEY SCHOOL, HARROWBY STREET, W152 homes
completed
139-161, 139-161, GEORGE STREET, W145 homes
completed
WORTHINGTON HOUSE, 199-205, WORTHINGTON HOUSE, 199-205, OLD MARYLEBONE ROAD, NW144 homes
completed
2, 2, Hyde Park Square, W2 2JY36 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
14.6%
Ward turnout
36%
Election year
2026
MP
Rachel Blake (Labour (Co-op))
MP majority
2,708
Constituency
Cities of London and Westminster

Councillors

Ian David RowleyConservative
Karen Toni ScarboroughConservative
Barbara Jolanda ArzymanowConservative

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Key facts for W2 2RF

Full postcodeW2 2RF
Postcode districtW2
BoroughLondon Borough of Westminster
WardMarylebone
Latitude51.516856
Longitude-0.165142
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