Westbourne · Westminster · Queen's Park and Maida Vale constituency · 51.52057, -0.19218

W2 5EW— Westbourne, Westminster

Location and area intelligence for W2 5EW, Westbourne, Westminster

High-connectivity investment target

 

Schools 100%Safety 72/100Transport 52/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
67
Safety
72
Schools
95
Transport
52
Environment
72
Investment
46

The bottom line

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

The catch: high noise levels nearby.

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Location

W2 5EW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-14.0% vs London avg
vs London crime+24.0% vs London avg

Deep-dive guides for W2 5EW

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

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Postcode Personality

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“High-connectivity investment target”

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How W2 5EW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

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

Primary

Ark Atwood Primary Academy

Outstanding · Inspected Jun 2024 · 3 min walk

KS2: 107.7

★★

Secondary

Westminster Academy

Good · Inspected Oct 2023 · 0 min walk

P8: -0.04A8: 47.8

100% of local schools rated Good or Outstanding · based on 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Mary Paterson Nursery School

Not inspected · 13 min walk

9 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

80.5 incidents per 1,000 residents

Higher crime than 61% of London
↑ Rising 1645.5%

-82% vs borough

Crime by type

Other29%
Violence & sexual offences24%
Anti-social behaviour17%
Drug offences8%
Vehicle crime7%
Burglary7%
Robbery5%
Theft4%

Road safety

100

Road safety score

0

Accidents (5yr)

12

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Paddington Fire Station · 621m

Crime is +24% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

W2 district median

£817,500

Based on 232 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£3,846/m²
Price per ft²£357/ft²
Avg floor area56.9 m²

EPC breakdown

B
1%
C
35%
D
20%
E
8%

Based on 64 properties · Confidence: high

Street mix

Flat 100%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£142,250
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsSystem built, with external insulation
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £805
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2024 · CAGR

+5.3%

Total change

+267%

Market Activity

Price Velocity & Acceleration

Current Velocity

-38.9%

per year

Acceleration

-41.75

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £350k–£400k · 20 sales

Property Type Mix

Total: 20 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£60k£100k+66.7%1
Post-dot-com plateau2001–2004£84k£185k+121.6%2.3
Pre-crash peak2006–2007£138k£209k+52%2.5
GFC & correction2010–2010£170k£170k+0%1
Help-to-Buy recovery2016–2016£250k£250k+0%1
Brexit uncertainty2019–2019£307k£307k+0%1
Rate-rise correction2022–2023£350k£360k+2.9%1
Current market2024–2024£220k£220k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+7% alpha

Flat/maisonette+7% α
Local
16.5%
District
9.5%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Royal Oak Underground StationHammersmith & City · Circle
4 min walk
Westbourne Park Underground StationCircle · Hammersmith & City
8 min walk
Warwick Avenue Underground StationBakerloo
8 min walk
Bayswater Underground StationDistrict · Circle
12 min walk
Paddington (H&C Line)-UndergroundCircle · Hammersmith & City
12 min walk
No bus stops within 400m

62

Walkability score

100

Footpaths (500m)

18

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge41 min ↑
Victoria ★40 min
Waterloo41 min ↑
Canary Wharf51 min ↑
City45 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

22

Car parks (800m)

16

EV chargers (800m)

Nearest car park165m
Santander docks (800m)18
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Paddington Station Car Park· yes
690m

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
NoiseHIGH
road · Rail Lden: 55 dB
Noisier 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 AONB10% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 5.6 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

11 min walk

87%

Recommend GP

87%

Overall GP experience

3

GPs within 1km

12

Dentists within 1km

5

Care homes (1km)

Nearest hospitalSt Mary's Hospital · 1.3 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 4.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

91

Parks (1km)

66

Restaurants (800m)

31

Cafes (800m)

3

Pubs (400m)

6

Pharmacies (800m)

7

Gyms (1km)

26

Sports (1km)

10

Convenience

Nearest supermarketWestbourne Nogs Grocery · 328 m
13 tennis courts6 sports halls

Nightlife (500m)

1

Nightclubs

4

Late-night venues

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

3

Libraries (1km)

0

Cinemas (2km)

781m

Post office

Nearby shops

Blue Nile Bakery54 m
Al-Mona54 m
Al Wadi Food54 m
Warwick Food Centre55 m

Nearby cafes

English Tea House54 m
It's Good74 m
W2 Caribbean Cafe and Roti Shop89 m
Vale Cafe277 m

Nearby restaurants

Little Venice Fish Bar57 m
Lime Cuisine78 m
Farmhouse Pizza222 m
Chicken Valley228 m

Nearby pubs

The Westbourne223 m
cépage[s]263 m
The Cow272 m
The Waterway383 m

Nearby gyms

Academy Sport40 m
Harbour Club Notting Hill161 m
Porchester Centre428 m
Little Venice Pilates & Physiotherapy502 m

Nearby pharmacies

Benson Pharmacy56 m
Sumer Pharmacy271 m
Bayswater Pharmacy486 m
Nashi Pharmacy583 m

Nearby health

Health At The Stowe87 m
Number 18 Dental603 m
Garden Square Dental Practice604 m
The Elgin Clinic646 m
Food hygiene (5-star)55% of 197

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

46

Investment score

Moderate

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 score30/100
Right-to-buy sales (5yr)Owner-occupier growth signal44
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+15.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

57.5

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment quality

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route6,954m
Crossrail 2 route3,846m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 1,388 nationally

2,386

Est. population

16,073/km²

47%

Employed

37%

Degree educated

£36,100

Median income

7.4%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

35

Community stability

Age profile

28%
25%
22%
18%
Under 1828%
18–3425%
35–4922%
50–6418%
65+7%

Tenure

18%
65%
Own outright7%
Own (mortgage)5%
Private rent18%
Social rent65%
Shared ownership3%
Rent free2%

Ethnicity

14%
15%
16%
19%
28%
White British14%
White Other15%
Asian16%
Black19%
Mixed8%
Other28%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine19%
No car household64%
Unemployed8%
No qualifications23%

Housing tenure (Census 2021)

Social rent65%
Private rent18%

vs. London

Income vs London-14.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
54
Live planning apps (800m)
38
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
69
Planning apps (3 years)
51
Local approval rate
74%
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
0
Under construction
0
Completed (3yr)
123
Largest scheme
235 homes · CARLTON GATE (PHASE 3), CARLTON GATE (PHASE 3), HARROW ROAD, W9 3TD
Pipeline pressure
NONE

Named schemes (500m)

CARLTON GATE (PHASE 3), CARLTON GATE (PHASE 3), HARROW ROAD, W9 3TD235 homes
completed
EATON PLAZA, EATON PLAZA, ADMIRAL WALK, HARROW ROAD, W9145 homes
completed
300, Harrow Road, W2 5HG112 homes
completed
POLESWORTH HOUSE, POLESWORTH HOUSE, ALFRED ROAD, W2110 homes
completed
Amberley Road Centre, Amberley Road Centre, Amberley Road, W9 2JJ47 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
14.7%
Ward turnout
33%
Election year
2026
MP
Georgia Gould (Labour)
MP majority
14,913
Constituency
Queen's Park and Maida Vale

Councillors

Adam HugLabour
David BoothroydLabour
Angela PiddockLabour

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Key facts for W2 5EW

Full postcodeW2 5EW
Postcode districtW2
BoroughLondon Borough of Westminster
WardWestbourne
Latitude51.520567
Longitude-0.192179
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