Bayswater · Westminster · Queen's Park and Maida Vale constituency · 51.51815, -0.19086

W2 5PH— Bayswater, Westminster

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

High-connectivity investment target

 

Top 10% LondonSchools 100%Safety 72/100Transport 59/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
73
Safety
72
Schools
90
Transport
59
Environment
72
Investment
48

The bottom line

W2 5PH offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

W2 5PH

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 income+19.8% vs London avg
vs London crime+27.0% vs London avg

Deep-dive guides for W2 5PH

🛡️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 5PH 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 · 5 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 · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

82.9 incidents per 1,000 residents

Higher crime than 63% of London
↑ Rising 986.7%

-81% vs borough

Crime by type

Other34%
Violence & sexual offences22%
Anti-social behaviour16%
Vehicle crime8%
Drug offences6%
Theft6%
Burglary5%
Robbery3%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Paddington Fire Station · 571m

Crime is +27% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£27,964/m²
Price per ft²£2,598/ft²
Avg floor area201.2 m²

EPC breakdown

B
2%
C
7%
D
10%
E
3%
F
1%

Based on 23 properties · Confidence: medium

Street mix

Semi 46%Terraced 38%Detached 4%Flat 8%Other 4%

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£503,000
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 DAnnual charge £906
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2024 · CAGR

+8.3%

Total change

+826%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.7%

per year

Acceleration

-5.43

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £700k+ · 23 sales

Property Type Mix

Total: 23 sales

Detached4.3%
Semi-detached47.8%
Terraced39.1%
Flat/maisonette8.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£540k£1.32m+145.4%1.5
Post-dot-com plateau2001–2004£910k£1.60m+75.8%1
Pre-crash peak2005–2007£590k£2.83m+378.8%1.5
GFC & correction2008–2009£3.50m£2.73m-22.1%1
Help-to-Buy recovery2015–2016£4.42m£4.00m-9.5%1
Brexit uncertainty2017–2019£3.55m£4.30m+21.1%2.5
Pandemic surge2020–2021£4.62m£5.00m+8.3%1
Rate-rise correction2023–2023£5.14m£5.14m+0%2
Current market2024–2024£5.00m£5.00m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

57out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing4
Trend Position75

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
2.2 min walk
London Paddington→ Paddington
0 min

Nearby stations

Royal Oak Underground StationHammersmith & City · Circle
2 min walk
Bayswater Underground StationDistrict · Circle
9 min walk
Warwick Avenue Underground StationBakerloo
9 min walk
Westbourne Park Underground StationCircle · Hammersmith & City
10 min walk
Paddington (H&C Line)-UndergroundCircle · Hammersmith & City
11 min walk
No bus stops within 400m

63

Walkability score

69

Footpaths (500m)

19

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)

8

EV chargers (800m)

Nearest car park243m
Santander docks (800m)19
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Paddington Station Car Park· yes
547m

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

Nearest SSSI: Hampstead Heath Woods SSSI — 5.8 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

THE PEMBRIDGE VILLAS SURGERY

45A PEMBRIDGE VILLAS, W11 3EP

9 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 · 4.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

83

Parks (1km)

85

Restaurants (800m)

35

Cafes (800m)

1

Pubs (400m)

6

Pharmacies (800m)

8

Gyms (1km)

28

Sports (1km)

14

Convenience

Nearest supermarketPlanet Organic · 290 m
13 tennis courts7 sports halls

Nightlife (500m)

1

Nightclubs

2

Late-night venues

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

3

Libraries (1km)

0

Cinemas (2km)

499m

Post office

Nearby shops

Porchester News137 m
Porchester Sweet Shop236 m
GAIL's289 m
Capital News293 m

Nearby cafes

Chester's141 m
TABxTAB278 m
Alounak Express290 m
W2 Caribbean Cafe and Roti Shop296 m

Nearby restaurants

Seventeen138 m
The Bengal140 m
Pizza GoGo213 m
Guste REMO220 m

Nearby pubs

cépage[s]279 m
The Porchester308 m
The Westbourne310 m
The Hayden312 m

Nearby gyms

Porchester Centre156 m
Academy Sport264 m
1Rebel Bayswater283 m
Psycle300 m

Nearby pharmacies

Bayswater Pharmacy227 m
Nashi Pharmacy305 m
Benson Pharmacy323 m
Superdrug470 m

Nearby health

Health At The Stowe260 m
Garden Square Dental Practice330 m
Number 18 Dental340 m
Porchester Dental Practice527 m
Food hygiene (5-star)58% of 247

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

48

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 score37/100
Right-to-buy sales (5yr)Owner-occupier growth signal44
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+15.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

58.3

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route6,767m
Crossrail 2 route3,702m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,404 nationally

1,967

Est. population

24,434/km²

60%

Employed

66%

Degree educated

£50,300

Median income

3.6%

Claimant rate

Inner cityVery high densityYoung professionals

30

Community stability

Age profile

13%
36%
24%
16%
Under 1813%
18–3436%
35–4924%
50–6416%
65+11%

Tenure

15%
46%
25%
Own outright16%
Own (mortgage)12%
Private rent46%
Social rent25%
Shared ownership1%
Rent free0%

Ethnicity

29%
30%
18%
White British29%
White Other30%
Asian18%
Black6%
Mixed8%
Other10%

Employment & lifestyle

Managerial / professional53%
Routine / semi-routine9%
No car household72%
Unemployed5%
No qualifications11%

Housing tenure (Census 2021)

Private rent46%
Social rent25%

vs. London

Income vs London+19.8%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
90
Live planning apps (800m)
50
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
77
Planning apps (3 years)
62
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)
0

Housing pipeline (800m)

Homes approved
94
Under construction
0
Completed (3yr)
132
Largest scheme
235 homes · CARLTON GATE (PHASE 3), CARLTON GATE (PHASE 3), HARROW ROAD, W9 3TD
Pipeline pressure
MODERATE

Named schemes (500m)

49-53, 49-53, KENSINGTON GARDENS SQUARE, WESTBOURNE GROVE (33-35), W2138 homes
completed
300, Harrow Road, W2 5HG112 homes
completed
72-82, 72-82, BISHOPS BRIDGE ROAD, W249 homes
completed
SITE ADJ TO EDWARD WILSON PRIMARY SCHOOL, SITE ADJ TO EDWARD WILSON PRIMARY SCHOOL, BOURNE TERRACE, W235 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

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Key facts for W2 5PH

Full postcodeW2 5PH
Postcode districtW2
BoroughLondon Borough of Westminster
WardBayswater
Latitude51.518155
Longitude-0.190861
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