Bayswater · Westminster · Queen's Park and Maida Vale constituency · 51.51842, -0.19686

W2 5NJ— Bayswater, Westminster

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

The overachiever's postcode

 

Bottom 25% LondonSchools 88%Safety 64/100Transport 55/100Low yield 2.74%⚠ Knotweed sites nearby

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
71
Safety
64
Schools
90
Transport
55
Environment
71
Investment
54

The bottom line

W2 5NJ offers exceptional schools (100% Good/Outstanding) at £1,150,000 median — strong value for Most buyers who can accept its trade-offs.

The catch: 4 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

W2 5NJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price+121.2% vs London avg
vs London income+19.8% vs London avg
vs London crime+101.0% vs London avg

Deep-dive guides for W2 5NJ

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

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“The overachiever's postcode”

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How W2 5NJ 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 · 5 min walk

P8: -0.04A8: 47.8

100% of local schools rated Good or Outstanding · based on 24 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Golborne & Maxilla Nursery School

Not inspected · 9 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

130.8 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 1205.3%

-70% vs borough

Crime by type

Other31%
Anti-social behaviour21%
Violence & sexual offences20%
Burglary10%
Vehicle crime8%
Drug offences4%
Theft4%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

6

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Paddington Fire Station · 963m

Crime is +101% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£1,150,000

Median sale price

Top 10% — 121% above London median

£1,150,000 is 121% above the London median (£520,000)

+93.5%

This year

Flat

Dominant type

Price history

5-year change
+42.0%
Sales (24 months)5
New build0.0%
Avg terraced£1,550,000
Avg flat£1,037,500
Price per m²£17,913/m²
Price per ft²£1,664/ft²
Avg floor area67.4 m²

EPC breakdown

C
42%
D
25%
E
5%
F
1%

Based on 73 properties · Confidence: high

Street mix

Terraced 1%Flat 97%Other 2%

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

Stamp duty

Standard buyer£56,250
First-time buyerFTB
£56,250
Additional propertyBTL/2nd
£90,750

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

22.9×

Price-to-income

£5,753/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£168,500
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 DAnnual charge £906
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+10.4%

Total change

+2051%

Market Activity

Price Velocity & Acceleration

Current Velocity

+189.2%

per year

Acceleration

+215.05

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £600k–£700k · 101 sales

Property Type Mix

Total: 101 sales

Terraced1%
Flat/maisonette99%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£140k£272k+95%4.8
Post-dot-com plateau2002–2004£240k£393k+63.7%3.3
Pre-crash peak2005–2007£362k£483k+33.4%4.7
GFC & correction2009–2012£444k£700k+57.7%4
Help-to-Buy recovery2013–2016£495k£916k+85.1%3.2
Brexit uncertainty2017–2017£650k£650k+0%3
Pandemic surge2020–2021£1.29m£810k-37.1%3.5
Rate-rise correction2022–2023£475k£810k+70.5%1.5
Current market2024–2026£1.40m£3.00m+114.3%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.4% alpha

Flat/maisonette+0.4% α
Local
6.5%
District
6.1%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

6out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
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 min walk
Queens Park (London)

Nearby stations

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

65

Walkability score

94

Footpaths (500m)

18

Santander docks (800m)

0.3 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)

7

EV chargers (800m)

Nearest car park210m
Santander docks (800m)18
Nearest cycle dock0.3 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 14.0 µg/m³ · PM2.5: 7.0 µg/m³
Better than 96% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.1 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Barn Elms Wetland Centre SSSI — 5.0 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

8 min walk

87%

Recommend GP

87%

Overall GP experience

8

GPs within 1km

17

Dentists within 1km

4

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 1.5 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 4.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

73

Parks (1km)

63

Restaurants (800m)

24

Cafes (800m)

6

Pubs (400m)

5

Pharmacies (800m)

11

Gyms (1km)

16

Sports (1km)

3

Convenience

Nearest supermarketWestbourne Nogs Grocery · 81 m
1 tennis courts4 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

3

Libraries (1km)

0

Cinemas (2km)

995m

Post office

Nearby shops

Smiths’s News, Food & Wine55 m
Keyham Local80 m
Chepstow Food & Wine161 m
Nahal313 m

Nearby cafes

Haminados151 m
The Butter Bakery324 m
Two Feathers335 m
West Grove Cafe375 m

Nearby restaurants

Domino's49 m
The Oak62 m
Pastan62 m
Med Salleh Viet73 m

Nearby pubs

The Cheshire Cat47 m
The Cow131 m
The Prince Bonaparte146 m
cépage[s]154 m

Nearby gyms

Harbour Club Notting Hill305 m
Barrecore325 m
Academy Sport365 m
Powervibe Fitness Studio479 m

Nearby pharmacies

Benson Pharmacy456 m
Sumer Pharmacy520 m
Nashi Pharmacy542 m
Baywood Chemist556 m

Nearby health

Keep Smiling Dental Practice394 m
Health At The Stowe472 m
Al Saints Dental Clinic487 m
Number 18 Dental507 m
Food hygiene (5-star)61% of 184

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

54

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.7%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£2,622London avg: £1,950/mo
Gross yield
2.7% (low)London avg: 3.8%Below average yield — bottom 69%
Gentrification score43/100
Right-to-buy sales (5yr)Owner-occupier growth signal44
Sales last 12 months3

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+15.3%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

68.7

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,166m
Crossrail 2 route4,115m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,956 nationally

1,896

Est. population

23,198/km²

65%

Employed

65%

Degree educated

£50,300

Median income

4.0%

Claimant rate

Inner cityVery high densityYoung professionals

28

Community stability

Age profile

33%
27%
17%
Under 1812%
18–3433%
35–4927%
50–6417%
65+11%

Tenure

47%
28%
Own outright13%
Own (mortgage)11%
Private rent47%
Social rent28%
Shared ownership1%

Ethnicity

38%
30%
White British38%
White Other30%
Asian8%
Black9%
Mixed8%
Other7%

Employment & lifestyle

Managerial / professional51%
Routine / semi-routine12%
No car household68%
Unemployed6%
No qualifications8%

Housing tenure (Census 2021)

Private rent47%
Social rent28%

vs. London

Income vs London+19.8%
Price vs London+121.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
64
Live planning apps (800m)
43
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
68
Planning apps (3 years)
45
Local approval rate
72%
Borough approval rate
85%
Opportunity area
No
CIL rate (residential)
£500/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
4

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
137
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
CARLTON GATE, CARLTON GATE, HARROW ROAD, W9218 homes
completed
BAYNARD HOUSE (SCHEME 1), 127-131, BAYNARD HOUSE (SCHEME 1), 127-131, WESTBOURNE GROVE, W2152 homes
completed
EATON PLAZA, EATON PLAZA, ADMIRAL WALK, HARROW ROAD, W9145 homes
completed
POLESWORTH HOUSE, POLESWORTH HOUSE, ALFRED ROAD, W2110 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£1,150,000)

£56,250

Standard buyer

£56,250

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for W2 5NJ

Full postcodeW2 5NJ
Postcode districtW2
BoroughLondon Borough of Westminster
WardBayswater
Latitude51.518418
Longitude-0.196861
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