Bayswater · Westminster · Kensington and Bayswater constituency · 51.51058, -0.19214

W2 4LP— Bayswater, Westminster

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

The family fortress

 

Top 5% LondonSchools 80%Safety 70/100Transport 61/100Low yield 1.70%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
77
Safety
70
Schools
70
Transport
61
Environment
98
Investment
39

The bottom line

W2 4LP offers exceptional schools (80% Good/Outstanding), low crime and a green environment at £1,850,000 median — a strong choice for Families.

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Location

W2 4LP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price+255.8% vs London avg
vs London income+7.6% vs London avg
vs London crime+37.0% vs London avg

Deep-dive guides for W2 4LP

🛡️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📈 Up & Coming🔒 Very Safe

“The family fortress”

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How W2 4LP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

70

Education score

Good for families
★ Top school within 1km
★★★

Primary

Fox Primary School

Outstanding · Inspected Oct 2023 · 6 min walk

KS2: 112.5

!

Secondary

Holland Park School

Inadequate · Inspected Apr 2022 · 11 min walk

P8: +0.09A8: 59.6

80% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Above London average

Childcare

Childcare

Golborne & Maxilla Nursery School

Not inspected · 19 min walk

6 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)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kensington Fire Station · 861m

Crime is +37% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£1,850,000

Median sale price

Top 10% — 256% above London median

£1,850,000 is 256% above the London median (£520,000)

-78.6%

This year

Flat

Dominant type

Price history

5-year change
+23.7%
Sales (24 months)5
New build0.0%
Avg terraced£8,450,000
Avg flat£1,472,500
Price per m²£25,694/m²
Price per ft²£2,387/ft²
Avg floor area85.2 m²

EPC breakdown

B
14%
C
44%
D
17%
E
15%

Based on 90 properties · Confidence: high

Street mix

Terraced 4%Flat 94%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

Stamp duty

Standard buyer£133,250
First-time buyerFTB
£133,250
Additional propertyBTL/2nd
£188,750

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

40.9×

Price-to-income

£9,255/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£213,000
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band GAnnual charge £1,510
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+7.3%

Total change

+787%

Market Activity

Price Velocity & Acceleration

Current Velocity

-67.1%

per year

Acceleration

-134.67

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £600k–£700k · 104 sales

Property Type Mix

Total: 104 sales

Terraced3.8%
Flat/maisonette96.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£115k£538k+367.4%4.2
Post-dot-com plateau2001–2004£484k£752k+55.4%4.2
Pre-crash peak2005–2007£620k£890k+43.5%6
GFC & correction2008–2011£2.74m£923k-66.4%2.2
Help-to-Buy recovery2013–2016£948k£4.10m+332.7%2.8
Brexit uncertainty2018–2019£1.35m£1.74m+28.9%4
Pandemic surge2020–2021£1.57m£1.50m-5.1%4
Rate-rise correction2022–2023£1.55m£1.50m-3.1%1.5
Current market2024–2026£1.85m£1.02m-44.9%1.7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.7% alpha

Flat/maisonette-1.7% α
Local
5.2%
District
6.9%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

73out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing17
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
Notting Hill Gate Underground StationCircle line
3.8 min walk
London Paddington→ Paddington
0 min

Nearby stations

Notting Hill Gate Underground StationCircle · District
4 min walk
Bayswater Underground StationDistrict · Circle
4 min walk
Queensway Underground StationCentral
4 min walk
Royal Oak Underground StationCircle · Hammersmith & City
12 min walk
Holland Park Underground StationCentral
13 min walk
1 bus routes · 10 stops within 400m · 82 buses/hr peak

70

Walkability score

190

Footpaths (500m)

25

Santander docks (800m)

0.2 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)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

6

Car parks (800m)

1

EV chargers (800m)

Nearest car park159m
Santander docks (800m)25
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Hyde Park Coach and Car Park· yes
159m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 1.9 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Barn Elms Wetland Centre SSSI — 4.4 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

23

Dentists within 1km

Nearest hospitalSt Mary's Hospital · 1.5 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 5.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

58

Parks (1km)

115

Restaurants (800m)

52

Cafes (800m)

7

Pubs (400m)

3

Pharmacies (800m)

14

Gyms (1km)

23

Sports (1km)

5

Convenience

Nearest supermarketAmazon Fresh · 297 m
6 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

1

Nightclubs

8

Late-night venues

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

4

Libraries (1km)

1

Cinemas (2km)

152m

Post office

Nearby shops

London Souvenir & Supermarket75 m
Dacha Deli & Caviar115 m
Gourmet House Caviar121 m
Embassy News137 m

Nearby cafes

Cafe Diana83 m
Urban Meadow Cafe122 m
The Hill Cafe140 m
Mawi Cafe172 m

Nearby restaurants

De Amicis131 m
The Shed203 m
Eat Tokyo211 m
Notting Hill Kebab225 m

Nearby pubs

The Champion61 m
Tequila Tex-Mex217 m
Phoenix249 m
Mall Tavern266 m

Nearby gyms

Heartcore138 m
PureGym299 m
Queens Skate Dine Bowl335 m
Barry's337 m

Nearby pharmacies

Notting Hill Pharmacy364 m
Superdrug525 m
Nashi Pharmacy547 m
Baywood Chemist722 m

Nearby health

Pembridge Dental356 m
Queensway Dental Practice415 m
Porchester Dental Practice438 m
Bayswater Dental442 m
Food hygiene (5-star)72% of 340

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

39

Investment score

Weak

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

Low gross yield (1.7%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£2,622London avg: £1,950/mo
Gross yield
1.7% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score58/100
Right-to-buy sales (5yr)Owner-occupier growth signal44
Sales last 12 months1

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

8/100

Velocity score

Future outlook

73.1

Price growth score

B
High

Development pressure

High

New supply risk

Strong gentrification momentumExcellent transport accessConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route6,591m
Crossrail 2 route3,616m

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%
Price vs London+255.8%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
189
Live planning apps (800m)
25
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
63
Planning apps (3 years)
42
Local approval rate
70%
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)
162
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)

65-69 Linden Gardens, LONDON, W2 4HJ, 65-6942 homes
completed
5-17, 5-17, MOSCOW ROAD, W227 homes
completed
HEREFORD LODGE, HEREFORD LODGE, HEREFORD ROAD, W225 homes
completed
1 and 3 Clanricarde Gardens, LONDON, W2 4JJ23 homes
completed
33 & 35, 33 & 35, LINDEN GARDENS, W220 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£1,850,000)

£133,250

Standard buyer

£133,250

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for W2 4LP

Full postcodeW2 4LP
Postcode districtW2
BoroughLondon Borough of Westminster
WardBayswater
Latitude51.510576
Longitude-0.192142
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