Bayswater · Westminster · Queen's Park and Maida Vale constituency · 51.51633, -0.19297

W2 5LU— Bayswater, Westminster

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

High-connectivity investment target

 

Top 5% LondonSchools 100%Safety 67/100Transport 60/100~4% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
77
Safety
67
Schools
90
Transport
60
Environment
72
Investment
52

The bottom line

W2 5LU 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 5LU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+19.8% vs London avg
vs London crime+75.0% vs London avg

Deep-dive guides for W2 5LU

🛡️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 5LU 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 · 5 min walk

KS2: 104.9

★★

Secondary

Westminster Academy

Good · Inspected Oct 2023 · 6 min walk

P8: -0.04A8: 47.8

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Golborne & Maxilla Nursery School

Not inspected · 13 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

113.6 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 694.3%

-74% vs borough

Crime by type

Other26%
Anti-social behaviour23%
Violence & sexual offences16%
Vehicle crime12%
Burglary11%
Theft5%
Drug offences5%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Paddington Fire Station · 795m

Crime is +75% 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£20,936/m²
Price per ft²£1,945/ft²
Avg floor area95.6 m²

EPC breakdown

C
9%
D
10%
E
2%

Based on 21 properties · Confidence: medium

Street mix

Terraced 39%Flat 54%Other 8%

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£239,000
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+5.2%

Total change

+332%

Market Activity

Price Velocity & Acceleration

Current Velocity

+186.0%

per year

Acceleration

+166.10

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £500k–£600k · 24 sales

Property Type Mix

Total: 24 sales

Terraced41.7%
Flat/maisonette58.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£450k£1.60m+255.6%1.5
Post-dot-com plateau2001–2004£400k£2.04m+410.6%1.7
Pre-crash peak2007–2007£3.21m£3.21m+0%1
GFC & correction2009–2011£765k£435k-43.1%1
Help-to-Buy recovery2013–2015£950k£4.43m+366.3%1
Brexit uncertainty2019–2019£2.30m£2.30m+0%2
Pandemic surge2021–2021£5.70m£5.70m+0%1
Rate-rise correction2022–2023£567k£680k+19.9%1
Current market2025–2025£1.95m£1.95m+0%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.1% alpha

Flat/maisonette+2.1% α
Local
6.3%
District
4.2%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

39out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing18
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
Royal Oak Underground StationHammersmith & City line
5.1 min walk
London Paddington→ Paddington
0 min

Nearby stations

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

66

Walkability score

50

Footpaths (500m)

22

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

11

Car parks (800m)

2

EV chargers (800m)

Nearest car park338m
Santander docks (800m)22
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Paddington Station Car Park· yes
724m
🅿️
Hyde Park Coach and Car Park· yes
762m

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: 1.8 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Barn Elms Wetland Centre SSSI — 4.9 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

6 min walk

87%

Recommend GP

87%

Overall GP experience

4

GPs within 1km

18

Dentists within 1km

3

Care homes (1km)

Nearest hospitalSt Mary's Hospital · 1.3 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 4.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

57

Parks (1km)

88

Restaurants (800m)

36

Cafes (800m)

5

Pubs (400m)

6

Pharmacies (800m)

10

Gyms (1km)

16

Sports (1km)

6

Convenience

Nearest supermarketPrezzemolo & Vitale · 125 m
2 tennis courts4 sports halls

Nightlife (500m)

0

Nightclubs

5

Late-night venues

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

4

Libraries (1km)

0

Cinemas (2km)

442m

Post office

Nearby shops

Bens112 m
Quick Pick Food & Wine147 m
Co-op Food170 m
Al-Jana Supermarket176 m

Nearby cafes

Alounak Express138 m
L'Etoile139 m
Caffè Nero160 m
Costa195 m

Nearby restaurants

Farmacy106 m
Sushi Shop106 m
Verderame Ristorante Italiano116 m
Yogland Fit Frozen Dessert120 m

Nearby pubs

The Princess Royal128 m
The Hayden155 m
The Prince Bonaparte214 m
cépage[s]303 m

Nearby gyms

Barrecore165 m
Psycle220 m
Porchester Centre276 m
1Rebel Bayswater376 m

Nearby pharmacies

Nashi Pharmacy187 m
Bayswater Pharmacy339 m
Superdrug422 m
Benson Pharmacy526 m

Nearby health

Number 18 Dental156 m
Garden Square Dental Practice187 m
Keep Smiling Dental Practice351 m
Porchester Dental Practice438 m
Food hygiene (5-star)61% of 262

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

52

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 score41/100
Right-to-buy sales (5yr)Owner-occupier growth signal44
Sales last 12 months2

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+15.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

63.8

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route6,833m
Crossrail 2 route3,803m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,325 nationally

2,447

Est. population

23,029/km²

71%

Employed

71%

Degree educated

£50,300

Median income

3.3%

Claimant rate

Urban coreVery high densityYoung professionals

29

Community stability

Age profile

13%
34%
26%
17%
Under 1813%
18–3434%
35–4926%
50–6417%
65+9%

Tenure

19%
14%
52%
15%
Own outright19%
Own (mortgage)14%
Private rent52%
Social rent15%
Shared ownership0%

Ethnicity

30%
37%
14%
White British30%
White Other37%
Asian14%
Black3%
Mixed9%
Other7%

Employment & lifestyle

Managerial / professional56%
Routine / semi-routine10%
No car household65%
Unemployed4%
No qualifications7%

Housing tenure (Census 2021)

Private rent52%
Social rent15%

vs. London

Income vs London+19.8%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
129
Live planning apps (800m)
39
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
71
Planning apps (3 years)
60
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)
2

Housing pipeline (800m)

Homes approved
94
Under construction
0
Completed (3yr)
204
Largest scheme
235 homes · CARLTON GATE (PHASE 3), CARLTON GATE (PHASE 3), HARROW ROAD, W9 3TD
Pipeline pressure
MODERATE

Named schemes (500m)

BAYNARD HOUSE (SCHEME 1), 127-131, BAYNARD HOUSE (SCHEME 1), 127-131, WESTBOURNE GROVE, W2152 homes
completed
49-53, 49-53, KENSINGTON GARDENS SQUARE, WESTBOURNE GROVE (33-35), W2138 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
Porchester Road, W2 5DX32 homes
completed
Compass House, 22, Compass House, 22, Redan Place, W2 4SA30 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

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Key facts for W2 5LU

Full postcodeW2 5LU
Postcode districtW2
BoroughLondon Borough of Westminster
WardBayswater
Latitude51.516335
Longitude-0.192966
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
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Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
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