Bayswater · Westminster · Queen's Park and Maida Vale constituency · 51.51666, -0.19586

W2 5BP— Bayswater, Westminster

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

High-connectivity investment target

 

Bottom 25% LondonSchools 78%Safety 64/100Transport 57/100Yield 6.29%⚠ Knotweed sites nearby

Best for: Investors

Compare areas

Investment-grade — strong yield and growth signals

Liveability
71
Safety
64
Schools
90
Transport
57
Environment
70
Investment
75

The bottom line

W2 5BP offers exceptional schools (100% Good/Outstanding) at £499,950 median — strong value for Investors who can accept its trade-offs.

The catches: high noise levels nearby and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

Check your dealbreakers

Toggle the things that matter to you — see how W2 5BP scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how W2 5BP meets your needs.

Location

W2 5BP

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-3.9% vs London avg
vs London income+19.8% vs London avg
vs London crime+104.0% vs London avg

Deep-dive guides for W2 5BP

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare W2 5BP with:

Postcode Personality

🚇 Hyper-Connected🎓 School Smart🍕 Buzzing

“High-connectivity investment target”

Share:WhatsAppShare on X

How W2 5BP 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 · 3 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 23 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Golborne & Maxilla Nursery School

Not inspected · 11 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

132.8 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 1757.1%

-70% vs borough

Crime by type

Other33%
Violence & sexual offences19%
Anti-social behaviour11%
Theft10%
Vehicle crime10%
Burglary8%
Drug offences6%
Robbery3%

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

5

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Paddington Fire Station · 956m

Crime is +104% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£499,950

Median sale price

4% below London median

£499,950 is 4% below the London median (£520,000)

+15.4%

This year

Flat

Dominant type

Price history

5-year change
-4.8%
Sales (24 months)7
New build0.0%
Avg terraced£725,000
Avg flat£499,950
Price per m²£8,346/m²
Price per ft²£775/ft²
Avg floor area65 m²

EPC breakdown

C
34%
D
40%
E
9%
F
2%

Based on 85 properties · Confidence: high

Street mix

Semi 1%Terraced 11%Flat 86%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£12,498
First-time buyerFTB
£3,748
Additional propertyBTL/2nd
£27,496

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

9.9×

Price-to-income

£2,501/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£162,500
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 potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+5.5%

Total change

+433%

Market Activity

Price Velocity & Acceleration

Current Velocity

+15.4%

per year

Acceleration

+81.05

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £250k–£300k · 101 sales

Property Type Mix

Total: 101 sales

Semi-detached1%
Terraced11.9%
Flat/maisonette87.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£99k£225k+128.4%4.5
Post-dot-com plateau2001–2004£445k£347k-22%3.5
Pre-crash peak2005–2007£250k£528k+111%2.7
GFC & correction2008–2012£285k£875k+207%2.8
Help-to-Buy recovery2013–2016£1.13m£665k-40.9%2.8
Brexit uncertainty2017–2019£1.73m£1.03m-40.7%2
Pandemic surge2020–2021£2.35m£525k-77.7%4
Rate-rise correction2022–2023£529k£1.32m+150.6%3
Current market2025–2026£455k£525k+15.4%3.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.9% alpha

Weakest performer

Terraced

-18.5% alpha

Flat/maisonette-0.9% α
Local
5.2%
District
6.1%
Terraced-18.5% α
Local
-22.5%
District
-4%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

44out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
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
Westbourne Park Underground StationCircle line
7.4 min walk
Queens Park (London)

Nearby stations

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

68

Walkability score

82

Footpaths (500m)

22

Santander docks (800m)

0.3 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

12

Car parks (800m)

4

EV chargers (800m)

Nearest car park327m
Santander docks (800m)22
Nearest cycle dock0.3 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 14.0 µg/m³ · PM2.5: 7.0 µg/m³
Better than 96% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.0 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 70%
Less green space than 81% of London

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

17

Dentists within 1km

4

Care homes (1km)

Nearest hospitalSt Mary's Hospital · 1.5 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

66

Parks (1km)

70

Restaurants (800m)

36

Cafes (800m)

8

Pubs (400m)

4

Pharmacies (800m)

13

Gyms (1km)

17

Sports (1km)

6

Convenience

Nearest supermarketTawana Oriental Supermarket · 106 m
1 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

8

Late-night venues

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

4

Libraries (1km)

0

Cinemas (2km)

789m

Post office

Nearby shops

Chepstow Food & Wine64 m
Co-op Food182 m
Bens239 m
Smiths’s News, Food & Wine257 m

Nearby cafes

Haminados73 m
Two Feathers166 m
West Grove Cafe169 m
SPIS london211 m

Nearby restaurants

Seasons 52 Bistrot136 m
Côte198 m
Taqueria205 m
Jusu Brothers211 m

Nearby pubs

The Prince Bonaparte85 m
The Princess Royal159 m
The Cock and Bottle181 m
cépage[s]253 m

Nearby gyms

Barrecore117 m
Body Works West408 m
Psycle421 m
Bodyism437 m

Nearby pharmacies

Nashi Pharmacy383 m
Baywood Chemist450 m
Bayswater Pharmacy534 m
Benson Pharmacy561 m

Nearby health

Keep Smiling Dental Practice225 m
Number 18 Dental330 m
Garden Square Dental Practice375 m
Westbourne Grove Medical Centre457 m
Food hygiene (5-star)66% of 231

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

75

Investment score

Strong

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
6.3% (high)London avg: 3.8%Strong yield — top 9% of London
Gentrification score38/100
Right-to-buy sales (5yr)Owner-occupier growth signal44
Sales last 12 months3

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+15.3%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

75.2

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityLow-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route7,035m
Crossrail 2 route4,007m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,203 nationally

1,958

Est. population

28,050/km²

64%

Employed

64%

Degree educated

£50,300

Median income

2.3%

Claimant rate

Urban coreVery high densityYoung professionals

40

Community stability

Age profile

16%
28%
26%
17%
Under 1816%
18–3428%
35–4926%
50–6417%
65+13%

Tenure

30%
18%
36%
15%
Own outright30%
Own (mortgage)18%
Private rent36%
Social rent15%
Shared ownership0%

Ethnicity

39%
31%
White British39%
White Other31%
Asian12%
Black4%
Mixed8%
Other6%

Employment & lifestyle

Managerial / professional53%
Routine / semi-routine11%
No car household56%
Unemployed5%
No qualifications9%

Housing tenure (Census 2021)

Private rent36%
Social rent15%

vs. London

Income vs London+19.8%
Price vs London-3.9%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
128
Live planning apps (800m)
42
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
62
Planning apps (3 years)
50
Local approval rate
73%
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
0
Under construction
0
Completed (3yr)
188
Largest scheme
235 homes · CARLTON GATE (PHASE 3), CARLTON GATE (PHASE 3), HARROW ROAD, W9 3TD
Pipeline pressure
NONE

Named schemes (500m)

BAYNARD HOUSE (SCHEME 1), 127-131, BAYNARD HOUSE (SCHEME 1), 127-131, WESTBOURNE GROVE, W2152 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
94-100, 94-100, CHEPSTOW ROAD, W225 homes
completed
39-41, 39-41, ST STEPHENS GARDENS, W216 homes
completed
13-19, 13-19, Leinster Square, W2 4PR15 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£499,950)

£12,498

Standard buyer

£3,748

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

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

Live in W2 5BP? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for W2 5BP.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Westminster with nearby boroughs:

Westminster vs CamdenWestminster vs IslingtonWestminster vs Kensington And ChelseaWestminster vs Tower Hamlets

What else could £500k buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track W2 5BP

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for W2 5BP

Full postcodeW2 5BP
Postcode districtW2
BoroughLondon Borough of Westminster
WardBayswater
Latitude51.516658
Longitude-0.195864
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