Bayswater · Westminster · Kensington and Bayswater constituency · 51.51168, -0.19152

W2 4LL— Bayswater, Westminster

Location and area intelligence for W2 4LL, Bayswater, Westminster

High-connectivity investment target

 

Top 5% LondonSchools 83%Safety 70/100Transport 62/100Yield 3.85%

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
78
Safety
70
Schools
90
Transport
62
Environment
98
Investment
66

The bottom line

W2 4LL offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families.

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Location

W2 4LL

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+7.6% vs London avg
vs London crime+37.0% vs London avg

Deep-dive guides for W2 4LL

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

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🚇 Hyper-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe🍕 Buzzing

“High-connectivity investment target”

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How W2 4LL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Hallfield Primary School

Not yet inspected · 5 min walk

KS2: 110.4

★★

Secondary

Westminster Academy

Good · Inspected Oct 2023 · 13 min walk

P8: -0.04A8: 47.8

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

Top 10% — exceptional provision

Childcare

Childcare

Golborne & Maxilla Nursery School

Not inspected · 18 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

89.2 incidents per 1,000 residents

Higher crime than 67% of London
↑ Rising 300.0%

-80% vs borough

Crime by type

Other26%
Burglary19%
Vehicle crime18%
Anti-social behaviour15%
Theft9%
Violence & sexual offences8%
Drug offences4%
Robbery2%

Stop & search

2.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

6

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kensington Fire Station · 977m

Crime is +37% above London average

Property

Prices, sales volume and market trends

Avg floor area132.3 m²

EPC breakdown

C
1%
D
1%
E
1%

Based on 3 properties · Confidence: low

Street mix

Terraced 19%Flat 81%

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£330,750
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band GAnnual charge £1,510
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2018 · CAGR

+12.1%

Total change

+1132%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.4%

per year

Acceleration

+25.18

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £500k–£600k · 16 sales

Property Type Mix

Total: 16 sales

Terraced18.8%
Flat/maisonette81.3%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£125k£207k+65.9%1.2
Post-dot-com plateau2001–2004£170k£572k+236.2%1
Pre-crash peak2006–2006£795k£795k+0%1
GFC & correction2008–2012£875k£2.13m+143.3%1
Help-to-Buy recovery2014–2016£2.60m£1.70m-34.6%1
Brexit uncertainty2018–2018£1.54m£1.54m+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+5.2% alpha

Flat/maisonette+5.2% α
Local
11.8%
District
6.6%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Bayswater Underground StationDistrict line
2.9 min walk
London Paddington→ Paddington
0 min

Nearby stations

Bayswater Underground StationDistrict · Circle
3 min walk
Queensway Underground StationCentral
4 min walk
Notting Hill Gate Underground StationCircle · District
5 min walk
Royal Oak Underground StationHammersmith & City · Circle
11 min walk
Holland Park Underground StationCentral
14 min walk
1 bus routes · 10 stops within 400m · 76 buses/hr peak

64

Walkability score

112

Footpaths (500m)

24

Santander docks (800m)

0.1 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)

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Parking & EV

Car parks, spaces and charging points

6

Car parks (800m)

2

EV chargers (800m)

Nearest car park237m
Santander docks (800m)24
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Hyde Park Coach and Car Park· yes
237m

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: 1.8 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 22%
More green space than 99% of London

Nearest SSSI: Barn Elms Wetland Centre SSSI — 4.5 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): 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

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE PEMBRIDGE VILLAS SURGERY

45A PEMBRIDGE VILLAS, W11 3EP

5 min walk

87%

Recommend GP

87%

Overall GP experience

2

GPs within 1km

20

Dentists within 1km

Nearest hospitalSt Mary's Hospital · 1.4 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 5.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

62

Parks (1km)

116

Restaurants (800m)

50

Cafes (800m)

4

Pubs (400m)

5

Pharmacies (800m)

10

Gyms (1km)

19

Sports (1km)

8

Convenience

Nearest supermarketPrezzemolo & Vitale · 402 m
5 tennis courts1 swimming pools3 sports halls

Nightlife (500m)

1

Nightclubs

5

Late-night venues

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

4

Libraries (1km)

1

Cinemas (2km)

273m

Post office

Nearby shops

London Souvenir & Supermarket205 m
4 UR Convenience212 m
Dacha220 m
Dacha Deli & Caviar241 m

Nearby cafes

Guillam Coffee House65 m
The Hill Cafe112 m
Pastada147 m
Urban Meadow Cafe175 m

Nearby restaurants

Cocoro Kaiseki154 m
Selesa Malaysian Cuisine226 m
Santorini Restaurant252 m
De Amicis255 m

Nearby pubs

Phoenix134 m
Kings Head184 m
The Champion191 m
The Prince Edward198 m

Nearby gyms

Heartcore103 m
PureGym172 m
Queens Skate Dine Bowl303 m
Barry's312 m

Nearby pharmacies

Superdrug401 m
Nashi Pharmacy419 m
Notting Hill Pharmacy458 m
Bayswater Pharmacy632 m

Nearby health

Queensway Dental Practice313 m
Porchester Dental Practice317 m
Bayswater Dental325 m
Number 18 Dental387 m
Food hygiene (5-star)71% of 347

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

E

High street health

Investment

Investment grade, yield and market outlook

66

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 score50/100
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

61.5

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route6,581m
Crossrail 2 route3,599m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,484 nationally

1,211

Est. population

18,165/km²

59%

Employed

69%

Degree educated

£45,200

Median income

1.8%

Claimant rate

Urban coreVery high densityYoung professionals

33

Community stability

Age profile

21%
28%
24%
16%
Under 1821%
18–3428%
35–4924%
50–6416%
65+11%

Tenure

29%
14%
51%
Own outright29%
Own (mortgage)14%
Private rent51%
Social rent6%
Shared ownership0%

Ethnicity

31%
39%
15%
White British31%
White Other39%
Asian15%
Black2%
Mixed5%
Other8%

Employment & lifestyle

Managerial / professional54%
Routine / semi-routine7%
No car household60%
Unemployed3%
No qualifications7%

Housing tenure (Census 2021)

Private rent51%
Social rent6%

vs. London

Income vs London+7.6%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
187
Live planning apps (800m)
32
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
72
Planning apps (3 years)
53
Local approval rate
69%
Borough approval rate
85%
Opportunity area
No
CIL rate (residential)
£500/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
94
Under construction
0
Completed (3yr)
164
Largest scheme
152 homes · BAYNARD HOUSE (SCHEME 1), 127-131, BAYNARD HOUSE (SCHEME 1), 127-131, WESTBOURNE GROVE, W2
Pipeline pressure
MODERATE

Named schemes (500m)

BAYNARD HOUSE (SCHEME 1), 127-131, BAYNARD HOUSE (SCHEME 1), 127-131, WESTBOURNE GROVE, W2152 homes
completed
49-53, 49-53, KENSINGTON GARDENS SQUARE, WESTBOURNE GROVE (33-35), W2138 homes
completed
65-69 Linden Gardens, LONDON, W2 4HJ, 65-6942 homes
completed
Compass House, 22, Compass House, 22, Redan Place, W2 4SA30 homes
completed
5-17, 5-17, MOSCOW ROAD, W227 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
13.0%
Ward turnout
36%
Election year
2026
MP
Joe Powell (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 W2 4LL

Full postcodeW2 4LL
Postcode districtW2
BoroughLondon Borough of Westminster
WardBayswater
Latitude51.511681
Longitude-0.191521
Parliamentary constituencyKensington and Bayswater
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