Bayswater · Westminster · Queen's Park and Maida Vale constituency · 51.51769, -0.19176

W2 5PB— Bayswater, Westminster

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

The urban professional's pick

 

Top 8% LondonSchools 100%Safety 67/100Transport 57/100Low yield 2.45%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
74
Safety
67
Schools
90
Transport
57
Environment
72
Investment
40

The bottom line

W2 5PB offers exceptional schools (100% Good/Outstanding) and low crime at £1,285,000 median — a strong choice for Families.

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Location

W2 5PB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+147.1% vs London avg
vs London income+19.8% vs London avg
vs London crime+75.0% vs London avg

Deep-dive guides for W2 5PB

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

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“The urban professional's pick”

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How W2 5PB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Edward Wilson Primary School

Good · Inspected Apr 2023 · 6 min walk

KS2: 107.5

★★

Secondary

Westminster Academy

Good · Inspected Oct 2023 · 4 min walk

P8: -0.04A8: 47.8

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Mary Paterson Nursery School

Not inspected · 17 min walk

9 primaries · 2 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Paddington Fire Station · 649m

Crime is +75% 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.

£1,285,000

Median sale price

Top 10% — 147% above London median

£1,285,000 is 147% above the London median (£520,000)

+68.4%

This year

Flat

Dominant type

Price history

5-year change
+5.3%
Sales (24 months)5
New build0.0%
Avg terraced£1,275,000
Avg flat£1,430,000
Price per m²£18,463/m²
Price per ft²£1,715/ft²
Avg floor area70.3 m²

EPC breakdown

C
42%
D
53%
E
6%
F
2%

Based on 103 properties · Confidence: high

Street mix

Terraced 9%Detached 1%Flat 88%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£69,750
First-time buyerFTB
£69,750
Additional propertyBTL/2nd
£108,300

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

25.5×

Price-to-income

£6,428/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£175,750
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 potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.7%

Total change

+835%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.5%

per year

Acceleration

-55.97

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £200k–£250k · 149 sales

Property Type Mix

Total: 149 sales

Detached1.3%
Terraced8.7%
Flat/maisonette89.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£138k£225k+63.6%6.3
Post-dot-com plateau2001–2004£365k£540k+47.9%5.2
Pre-crash peak2005–2007£305k£500k+63.9%4.7
GFC & correction2008–2012£430k£590k+37.2%3.4
Help-to-Buy recovery2013–2016£1.23m£1.43m+16.3%6
Brexit uncertainty2017–2019£1.35m£705k-47.8%2.7
Pandemic surge2020–2021£805k£1.22m+51.6%4.5
Rate-rise correction2022–2023£835k£845k+1.2%6.5
Current market2024–2025£1.30m£1.28m-1.5%2.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2% alpha

Weakest performer

Terraced

-1.4% alpha

Flat/maisonette+2% α
Local
8.1%
District
6.1%
Terraced-1.4% α
Local
4.4%
District
5.8%

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

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing0
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
3.1 min walk
London Paddington→ Paddington
0 min

Nearby stations

Royal Oak Underground StationHammersmith & City · Circle
3 min walk
Bayswater Underground StationDistrict · Circle
8 min walk
Westbourne Park Underground StationCircle · Hammersmith & City
9 min walk
Warwick Avenue Underground StationBakerloo
10 min walk
Queensway Underground StationCentral
11 min walk
No bus stops within 400m

65

Walkability score

70

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

14

Car parks (800m)

7

EV chargers (800m)

Nearest car park232m
Santander docks (800m)21
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Paddington Station Car Park· yes
612m

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

Nearest SSSI: Barn Elms Wetland Centre SSSI — 5.1 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

3

GPs within 1km

14

Dentists within 1km

4

Care homes (1km)

Nearest hospitalSt Mary's Hospital · 1.2 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

76

Parks (1km)

84

Restaurants (800m)

34

Cafes (800m)

4

Pubs (400m)

6

Pharmacies (800m)

9

Gyms (1km)

21

Sports (1km)

13

Convenience

Nearest supermarketPlanet Organic · 242 m
6 tennis courts6 sports halls

Nightlife (500m)

1

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)

487m

Post office

Nearby shops

Porchester News209 m
Al-Jana Supermarket261 m
Quick Pick Food & Wine261 m
Porchester Sweet Shop267 m

Nearby cafes

Chester's208 m
Alounak Express237 m
TABxTAB260 m
L'Etoile264 m

Nearby restaurants

Seventeen212 m
The Bengal214 m
Alounak Restaurant242 m
The Residency243 m

Nearby pubs

cépage[s]242 m
The Hayden260 m
The Prince Bonaparte264 m
The Westbourne288 m

Nearby gyms

Porchester Centre184 m
Psycle270 m
Academy Sport293 m
1Rebel Bayswater313 m

Nearby pharmacies

Bayswater Pharmacy260 m
Nashi Pharmacy264 m
Benson Pharmacy368 m
Superdrug460 m

Nearby health

Number 18 Dental282 m
Garden Square Dental Practice284 m
Health At The Stowe317 m
Keep Smiling Dental Practice504 m
Food hygiene (5-star)57% of 242

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

40

Investment score

Moderate

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

Low gross yield (2.5%) 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
2.5% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score41/100
Right-to-buy sales (5yr)Owner-occupier growth signal44
Sales last 12 months1

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

8/100

Velocity score

Future outlook

73.1

Price growth score

B
High

Development pressure

High

New supply risk

Strong gentrification momentumExcellent transport accessConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route6,806m
Crossrail 2 route3,752m

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

Inner cityVery 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%
Price vs London+147.1%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
96
Live planning apps (800m)
44
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
74
Planning apps (3 years)
57
Local approval rate
73%
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
94
Under construction
0
Completed (3yr)
134
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
300, Harrow Road, W2 5HG112 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

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 (£1,285,000)

£69,750

Standard buyer

£69,750

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 5PB

Full postcodeW2 5PB
Postcode districtW2
BoroughLondon Borough of Westminster
WardBayswater
Latitude51.517692
Longitude-0.191759
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