Westbourne · Westminster · Queen's Park and Maida Vale constituency · 51.52098, -0.19170

W2 5HA— Westbourne, Westminster

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

High-connectivity investment target

 

Schools 100%Safety 72/100Transport 52/100Yield 3.85%

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
59

The bottom line

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

The catch: very high noise — check proximity to rail lines.

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Location

W2 5HA

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 5HA

🛡️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 5HA 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 · 1 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

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

82

Road safety score

6

Accidents (5yr)

3

KSI (5yr)

12

Serious within 200m

HIGH pedestrian risk4 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Paddington Fire Station · 594m

Crime is +24% above London average

Property

Prices, sales volume and market trends

Avg floor area77.6 m²

EPC breakdown

B
2%
C
20%
D
7%
E
1%

Based on 30 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

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£194,000
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, filled cavity
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £805
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2018 · CAGR

+9.1%

Total change

+646%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.0%

per year

Acceleration

-37.96

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £50k–£75k · 35 sales

Property Type Mix

Total: 35 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£67k£150k+123.9%2.6
Post-dot-com plateau2001–2004£165k£230k+39.4%2.8
Pre-crash peak2005–2007£225k£247k+9.8%2.3
GFC & correction2008–2008£260k£260k+0%1
Help-to-Buy recovery2013–2016£350k£490k+40%1
Brexit uncertainty2018–2018£500k£500k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+3.5% alpha

Flat/maisonette+3.5% α
Local
14.9%
District
11.4%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Trend Position40

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
Kilburn High Road

Nearby stations

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

61

Walkability score

125

Footpaths (500m)

16

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

25

Car parks (800m)

19

EV chargers (800m)

Nearest car park180m
Santander docks (800m)16
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Paddington Station Car Park· yes
679m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 14.0 µg/m³ · PM2.5: 7.0 µg/m³
Better than 96% of London
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 1.7 km away✗ Not Green Belt✗ Not AONB9% 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

12 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 · 4.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

95

Parks (1km)

64

Restaurants (800m)

29

Cafes (800m)

1

Pubs (400m)

5

Pharmacies (800m)

6

Gyms (1km)

25

Sports (1km)

10

Convenience

Nearest supermarketWestbourne Nogs Grocery · 381 m
13 tennis courts6 sports halls

Nightlife (500m)

1

Nightclubs

2

Late-night venues

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

3

Libraries (1km)

0

Cinemas (2km)

623m

Post office

Nearby shops

Al Wadi Food3 m
Costcutter Express12 m
Al-Mona13 m
Blue Nile Bakery18 m

Nearby cafes

English Tea House8 m
It's Good39 m
W2 Caribbean Cafe and Roti Shop54 m
Grand Junction Cafe244 m

Nearby restaurants

Little Venice Fish Bar32 m
Lime Cuisine47 m
Farmhouse Pizza201 m
Chicken Valley208 m

Nearby pubs

The Westbourne277 m
cépage[s]320 m
The Cow327 m
The Waterway329 m

Nearby gyms

Academy Sport97 m
Harbour Club Notting Hill195 m
Little Venice Pilates & Physiotherapy449 m
Porchester Centre456 m

Nearby pharmacies

Benson Pharmacy5 m
Sumer Pharmacy250 m
Bayswater Pharmacy508 m
Pitchkins & Currans614 m

Nearby health

Health At The Stowe76 m
The Elgin Clinic638 m
Garden Square Dental Practice647 m
Number 18 Dental648 m
Food hygiene (5-star)52% 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

59

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 score29/100
Right-to-buy sales (5yr)Owner-occupier growth signal44

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+15.3%

Rent growth (1yr)

Market liquidity

Future outlook

42.6

Price growth score

D
High

Development pressure

Low

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route6,942m
Crossrail 2 route3,823m

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)
60
Live planning apps (800m)
40
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
71
Planning apps (3 years)
47
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
124
Largest scheme
235 homes · CARLTON GATE (PHASE 3), CARLTON GATE (PHASE 3), HARROW ROAD, W9 3TD
Pipeline pressure
NONE

Named schemes (500m)

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
SITE ADJ TO EDWARD WILSON PRIMARY SCHOOL, SITE ADJ TO EDWARD WILSON PRIMARY SCHOOL, BOURNE TERRACE, W235 homes
completed
Porchester Road, W2 5DX32 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 5HA

Full postcodeW2 5HA
Postcode districtW2
BoroughLondon Borough of Westminster
WardWestbourne
Latitude51.520982
Longitude-0.191701
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
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