Bayswater · Westminster · Queen's Park and Maida Vale constituency · 51.51557, -0.19356

W2 5AN— Bayswater, Westminster

Location and area intelligence for W2 5AN, Bayswater, Westminster

High-connectivity investment target

 

Top 8% LondonSchools 88%Safety 67/100Transport 58/100Yield 3.85%⚠ Knotweed sites nearby

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
74
Safety
67
Schools
90
Transport
58
Environment
70
Investment
65

The bottom line

W2 5AN offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

W2 5AN

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+19.8% vs London avg
vs London crime+75.0% vs London avg

Deep-dive guides for W2 5AN

🛡️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 5AN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St. Mary of the Angels Catholic Primary School

Not yet inspected · 5 min walk

KS2: 104.9

★★

Secondary

Westminster Academy

Good · Inspected Oct 2023 · 7 min walk

P8: -0.04A8: 47.8

100% of local schools rated Good or Outstanding · based on 20 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Golborne & Maxilla Nursery School

Not inspected · 13 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

113.6 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 694.3%

-74% vs borough

Crime by type

Other26%
Anti-social behaviour23%
Violence & sexual offences16%
Vehicle crime12%
Burglary11%
Theft5%
Drug offences5%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Paddington Fire Station · 876m

Crime is +75% above London average

Property

Prices, sales volume and market trends

Avg floor area101.6 m²

EPC breakdown

C
7%
D
1%
E
3%

Based on 11 properties · Confidence: medium

Street mix

Terraced 37%Flat 63%

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£254,000
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 EAnnual charge £1,107
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2023 · CAGR

+10.6%

Total change

+1133%

Market Activity

Price Velocity & Acceleration

Current Velocity

+81.5%

per year

Acceleration

+126.38

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £300k–£350k · 27 sales

Property Type Mix

Total: 27 sales

Terraced37%
Flat/maisonette63%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£199k£222k+11.7%1.5
Post-dot-com plateau2001–2004£304k£620k+104.3%1.5
Pre-crash peak2005–2006£558k£635k+13.9%1.5
GFC & correction2008–2012£823k£1.18m+43.4%1.3
Help-to-Buy recovery2013–2014£1.23m£2.00m+62.6%1
Brexit uncertainty2018–2018£2.45m£2.45m+0%5
Rate-rise correction2022–2023£1.35m£2.45m+81.5%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1% alpha

Flat/maisonette+1% α
Local
8.3%
District
7.3%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

9out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing16
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Royal Oak Underground StationHammersmith & City line
6.2 min walk
London Paddington→ Paddington
0 min

Nearby stations

Royal Oak Underground StationCircle · Hammersmith & City
6 min walk
Bayswater Underground StationDistrict · Circle
7 min walk
Queensway Underground StationCentral
9 min walk
Notting Hill Gate Underground StationCircle · District
9 min walk
Westbourne Park Underground StationCircle · Hammersmith & City
10 min walk
No bus stops within 400m

68

Walkability score

63

Footpaths (500m)

22

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)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

10

Car parks (800m)

1

EV chargers (800m)

Nearest car park418m
Santander docks (800m)22
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Hyde Park Coach and Car Park· yes
692m
🅿️
Paddington Station Car Park· yes
791m

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: 14.0 µg/m³ · PM2.5: 7.0 µg/m³
Better than 96% 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 AONB5% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Barn Elms Wetland Centre SSSI — 4.8 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): 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

6

GPs within 1km

19

Dentists within 1km

3

Care homes (1km)

Nearest hospitalSt Mary's Hospital · 1.4 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 4.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

67

Parks (1km)

100

Restaurants (800m)

41

Cafes (800m)

5

Pubs (400m)

7

Pharmacies (800m)

12

Gyms (1km)

19

Sports (1km)

6

Convenience

Nearest supermarketPrezzemolo & Vitale · 72 m
3 tennis courts4 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

4

Libraries (1km)

0

Cinemas (2km)

656m

Post office

Nearby shops

Bens38 m
Co-op Food85 m
Quick Pick Food & Wine140 m
Sara Foods181 m

Nearby cafes

Caffè Nero65 m
L'Etoile124 m
West Grove Cafe139 m
Alounak Express149 m

Nearby restaurants

Verderame Ristorante Italiano33 m
Bucket50 m
Côte53 m
Franco Manca55 m

Nearby pubs

The Princess Royal55 m
The Hayden155 m
The Prince Bonaparte245 m
The Cock and Bottle276 m

Nearby gyms

Barrecore110 m
Psycle241 m
Porchester Centre350 m
PureGym380 m

Nearby pharmacies

Nashi Pharmacy198 m
Bayswater Pharmacy404 m
Superdrug424 m
Baywood Chemist534 m

Nearby health

Number 18 Dental133 m
Garden Square Dental Practice182 m
Keep Smiling Dental Practice281 m
Porchester Dental Practice421 m
Food hygiene (5-star)66% of 301

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 score44/100
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

59

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route6,844m
Crossrail 2 route3,826m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,325 nationally

2,447

Est. population

23,029/km²

71%

Employed

71%

Degree educated

£50,300

Median income

3.3%

Claimant rate

Urban coreVery high densityYoung professionals

29

Community stability

Age profile

13%
34%
26%
17%
Under 1813%
18–3434%
35–4926%
50–6417%
65+9%

Tenure

19%
14%
52%
15%
Own outright19%
Own (mortgage)14%
Private rent52%
Social rent15%
Shared ownership0%

Ethnicity

30%
37%
14%
White British30%
White Other37%
Asian14%
Black3%
Mixed9%
Other7%

Employment & lifestyle

Managerial / professional56%
Routine / semi-routine10%
No car household65%
Unemployed4%
No qualifications7%

Housing tenure (Census 2021)

Private rent52%
Social rent15%

vs. London

Income vs London+19.8%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
147
Live planning apps (800m)
39
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
72
Planning apps (3 years)
58
Local approval rate
75%
Borough approval rate
85%
Opportunity area
No
CIL rate (residential)
£500/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
94
Under construction
0
Completed (3yr)
227
Largest scheme
235 homes · CARLTON GATE (PHASE 3), CARLTON GATE (PHASE 3), HARROW ROAD, W9 3TD
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
The Corner, 2-6, The Corner, 2-6, BOTTS MEWS, 98-112A/B WESTBOURNE GROVE, 43 HEREFORD ROAD, 2 CHEPSTOW ROAD, W2 5RU38 homes
completed
Compass House, 22, Compass House, 22, Redan Place, W2 4SA30 homes
completed
23-24, 23-24, REDAN PLACE, WESTBOURNE GROVE (31), W226 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
13.0%
Ward turnout
36%
Election year
2026
MP
Georgia Gould (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 5AN

Full postcodeW2 5AN
Postcode districtW2
BoroughLondon Borough of Westminster
WardBayswater
Latitude51.515570
Longitude-0.193558
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