Westbourne · Westminster · Queen's Park and Maida Vale constituency · 51.51721, -0.19911

W2 5LF— Westbourne, Westminster

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

High-connectivity investment target

 

Bottom 25% LondonSchools 78%Safety 72/100Transport 55/100Yield 3.85%⚠ Knotweed sites nearby

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
69
Safety
72
Schools
90
Transport
55
Environment
69
Investment
63

The bottom line

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

The catch: 3 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

W2 5LF

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 5LF

🛡️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 5LF 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 · 8 min walk

P8: -0.04A8: 47.8

100% of local schools rated Good or Outstanding · based on 26 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Golborne & Maxilla Nursery School

Not inspected · 8 min walk

9 primaries · 1 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

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

6

Serious within 200m

LOW pedestrian risk

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

Prices, sales volume and market trends

Avg floor area59.3 m²

EPC breakdown

C
13%
D
8%
E
41%

Based on 62 properties · Confidence: high

Street mix

Semi 2%Terraced 5%Flat 93%

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£148,250
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
WallsCavity wall, as built, no insulation (assumed)
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

1996–2022 · CAGR

+8.7%

Total change

+780%

Market Activity

Price Velocity & Acceleration

Current Velocity

+103.1%

per year

Acceleration

+131.02

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £600k–£700k · 43 sales

Property Type Mix

Total: 43 sales

Semi-detached2.3%
Terraced4.7%
Flat/maisonette93%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£75k£102k+36%3
Post-dot-com plateau2001–2004£208k£233k+12%2.8
Pre-crash peak2006–2007£345k£378k+9.4%2.5
GFC & correction2009–2011£410k£575k+40.2%1.3
Help-to-Buy recovery2013–2016£430k£440k+2.3%1.7
Brexit uncertainty2018–2018£451k£451k+0%2
Pandemic surge2021–2021£325k£325k+0%1
Rate-rise correction2022–2022£660k£660k+0%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.2% alpha

Flat/maisonette+0.2% α
Local
7.7%
District
7.5%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

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
5.5 min walk
Queens Park (London)

Nearby stations

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

64

Walkability score

86

Footpaths (500m)

21

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

12

Car parks (800m)

2

EV chargers (800m)

Nearest car park301m
Santander docks (800m)21
Nearest cycle dock0.1 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: 15.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 95% 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

4 min walk

8

GPs within 1km

17

Dentists within 1km

5

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

73

Parks (1km)

77

Restaurants (800m)

37

Cafes (800m)

6

Pubs (400m)

3

Pharmacies (800m)

10

Gyms (1km)

14

Sports (1km)

6

Convenience

Nearest supermarketWestbourne Nogs Grocery · 285 m
1 tennis courts3 sports halls

Nightlife (500m)

1

Nightclubs

7

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

916m

Post office

Nearby shops

Nahal111 m
Usman161 m
Smiths’s News, Food & Wine205 m
Keyham Local218 m

Nearby cafes

The Butter Bakery167 m
Two Feathers241 m
Haminados242 m
Ladurée323 m

Nearby restaurants

The Ledbury89 m
Eel Sushi Bar122 m
Dorian123 m
Ormos Greek and Deli123 m

Nearby pubs

The Tabernacle186 m
Walmer Castle225 m
The Cheshire Cat226 m
The Cock and Bottle229 m

Nearby gyms

Powervibe Fitness Studio314 m
Barrecore323 m
Bodyism334 m
Body Works West369 m

Nearby pharmacies

Baywood Chemist367 m
Blenheim Pharmacy432 m
Dr Evans Pharmacy492 m
Nashi Pharmacy616 m

Nearby health

Keep Smiling Dental Practice282 m
Al Saints Dental Clinic331 m
Westbourne Grove Medical Centre373 m
Ghauri Dental Clinic388 m
Food hygiene (5-star)75% of 265

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

63

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 score37/100
Right-to-buy sales (5yr)Owner-occupier growth signal44

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+15.3%

Rent growth (1yr)

Market liquidity

Future outlook

51.3

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,268m
Crossrail 2 route4,241m

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)
72
Live planning apps (800m)
35
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
50
Planning apps (3 years)
38
Local approval rate
76%
Borough approval rate
85%
Opportunity area
No
CIL rate (residential)
£500/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
59
Largest scheme
235 homes · CARLTON GATE (PHASE 3), CARLTON GATE (PHASE 3), HARROW ROAD, W9 3TD
Pipeline pressure
NONE

Named schemes (500m)

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
7, 7, Pembridge Villas, W11 3EN11 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 5LF

Full postcodeW2 5LF
Postcode districtW2
BoroughLondon Borough of Westminster
WardWestbourne
Latitude51.517212
Longitude-0.199114
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