Westbourne · Westminster · Queen's Park and Maida Vale constituency · 51.51763, -0.19854

W2 5LE— Westbourne, Westminster

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

High-connectivity investment target

 

Bottom 25% LondonSchools 80%Safety 72/100Transport 55/100~4% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
69
Safety
72
Schools
90
Transport
55
Environment
70
Investment
50

The bottom line

W2 5LE 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 5LE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+19.8% vs London avg
vs London crime+29.0% vs London avg

Deep-dive guides for W2 5LE

🛡️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 5LE 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 · 1 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 27 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Golborne & Maxilla Nursery School

Not inspected · 8 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

83.5 incidents per 1,000 residents

Higher crime than 63% of London
↑ Rising 1466.7%

-81% vs borough

Crime by type

Other26%
Violence & sexual offences23%
Anti-social behaviour21%
Drug offences9%
Vehicle crime9%
Burglary6%
Theft5%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

5

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: North Kensington Fire Station · 1.0km

Crime is +29% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£7,912/m²
Price per ft²£735/ft²
Avg floor area73.4 m²

EPC breakdown

B
2%
C
27%
D
9%

Based on 38 properties · Confidence: high

Street mix

Terraced 5%Flat 95%

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£183,500
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
WallsCavity wall, filled cavity
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band DAnnual charge £906
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+7.1%

Total change

+626%

Market Activity

Price Velocity & Acceleration

Current Velocity

-16.4%

per year

Acceleration

-55.29

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £250k–£300k · 41 sales

Property Type Mix

Total: 41 sales

Terraced4.9%
Flat/maisonette95.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£72k£250k+247.2%2
Post-dot-com plateau2001–2003£249k£264k+5.9%2.7
Pre-crash peak2005–2007£202k£315k+55.9%2.3
GFC & correction2008–2012£500k£500k+0%1
Help-to-Buy recovery2013–2016£482k£975k+102.3%1.7
Brexit uncertainty2019–2019£690k£690k+0%1
Pandemic surge2020–2021£625k£595k-4.8%1.5
Rate-rise correction2023–2023£450k£450k+0%1
Current market2024–2025£625k£523k-16.4%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1% alpha

Flat/maisonette+1% α
Local
7%
District
6%

CAGR over 29yr 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
Westbourne Park Underground StationCircle line
5.1 min walk
Queens Park (London)

Nearby stations

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

65

Walkability score

84

Footpaths (500m)

21

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

13

Car parks (800m)

4

EV chargers (800m)

Nearest car park254m
Santander docks (800m)21
Nearest cycle dock0.2 km

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.2 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 70%
Less green space than 86% 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

WESTBOURNE GROVE MEDICAL CENTRE

241 WESTBOURNE GROVE, W11 2SE

5 min walk

8

GPs within 1km

15

Dentists within 1km

4

Care homes (1km)

Nearest hospitalSt Charles' 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

74

Parks (1km)

71

Restaurants (800m)

35

Cafes (800m)

7

Pubs (400m)

4

Pharmacies (800m)

10

Gyms (1km)

14

Sports (1km)

6

Convenience

Nearest supermarketWestbourne Nogs Grocery · 224 m
1 tennis courts3 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

2

Libraries (1km)

0

Cinemas (2km)

943m

Post office

Nearby shops

Smiths’s News, Food & Wine144 m
Keyham Local159 m
Nahal168 m
Usman191 m

Nearby cafes

The Butter Bakery198 m
Haminados205 m
Two Feathers264 m
West Grove Cafe348 m

Nearby restaurants

The Oak132 m
The Ledbury149 m
Domino's156 m
Caractère160 m

Nearby pubs

The Cheshire Cat165 m
The Prince Bonaparte210 m
The Tabernacle239 m
The Cock and Bottle256 m

Nearby gyms

Barrecore319 m
Powervibe Fitness Studio353 m
Bodyism393 m
Body Works West421 m

Nearby pharmacies

Baywood Chemist425 m
Blenheim Pharmacy482 m
Dr Evans Pharmacy551 m
Nashi Pharmacy596 m

Nearby health

Keep Smiling Dental Practice313 m
Al Saints Dental Clinic366 m
Westbourne Grove Medical Centre431 m
Ghauri Dental Clinic446 m
Food hygiene (5-star)70% of 252

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

50

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 score35/100
Right-to-buy sales (5yr)Owner-occupier growth signal44
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+15.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

64.9

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,245m
Crossrail 2 route4,211m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,896 nationally

1,688

Est. population

30,000/km²

58%

Employed

49%

Degree educated

£50,300

Median income

4.2%

Claimant rate

Inner cityVery high densityMixed

37

Community stability

Age profile

18%
34%
21%
17%
Under 1818%
18–3434%
35–4921%
50–6417%
65+11%

Tenure

14%
15%
29%
42%
Own outright14%
Own (mortgage)15%
Private rent29%
Social rent42%
Shared ownership1%

Ethnicity

23%
22%
25%
13%
White British23%
White Other22%
Asian11%
Black25%
Mixed6%
Other13%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine19%
No car household66%
Unemployed10%
No qualifications16%

Housing tenure (Census 2021)

Social rent42%
Private rent29%

vs. London

Income vs London+19.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
68
Live planning apps (800m)
36
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
54
Planning apps (3 years)
40
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)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
56
Largest scheme
235 homes · CARLTON GATE (PHASE 3), CARLTON GATE (PHASE 3), HARROW ROAD, W9 3TD
Pipeline pressure
NONE

Named schemes (500m)

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
METRO CLUB, METRO CLUB, ST LUKES ROAD, TAVISTOCK ROAD, W1122 homes
completed
39-41, 39-41, ST STEPHENS GARDENS, W216 homes
completed
Notting Hill Lofts (Former Church Centre), Notting Hill Lofts (Former Church Centre), WESTBOURNE GROVE, Ledbury Road, W2 5RU14 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 5LE

Full postcodeW2 5LE
Postcode districtW2
BoroughLondon Borough of Westminster
WardWestbourne
Latitude51.517625
Longitude-0.198536
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