Bayswater · Westminster · Queen's Park and Maida Vale constituency · 51.51882, -0.19611

W2 5QS— Bayswater, Westminster

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

High-connectivity investment target

 

Bottom 25% LondonSchools 88%Safety 64/100Transport 55/100Yield 3.85%⚠ Knotweed sites nearby

Best for: Most buyers

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Investment-grade — strong yield and growth signals

Liveability
69
Safety
64
Schools
90
Transport
55
Environment
71
Investment
67

The bottom line

W2 5QS offers exceptional schools (100% Good/Outstanding) — strong value for Most buyers who can accept its trade-offs.

The catches: high noise levels nearby and 4 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

W2 5QS

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+101.0% vs London avg

Deep-dive guides for W2 5QS

🛡️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 5QS 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 · 2 min walk

KS2: 104.9

★★

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 23 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Golborne & Maxilla Nursery School

Not inspected · 10 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

95

Road safety score

5

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Paddington Fire Station · 904m

Crime is +101% above London average

Property

Prices, sales volume and market trends

Avg floor area100.6 m²

EPC breakdown

B
2%
C
4%
D
8%

Based on 14 properties · Confidence: medium

Street mix

Terraced 8%Detached 4%Flat 81%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

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£251,500
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)
GlazingFully double glazed
Council tax band Band DAnnual charge £906
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2023 · CAGR

+8.8%

Total change

+866%

Market Activity

Price Velocity & Acceleration

Current Velocity

-92.5%

per year

Acceleration

-1881.39

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £600k–£700k · 24 sales

Property Type Mix

Total: 24 sales

Detached4.2%
Terraced8.3%
Flat/maisonette87.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£66k£166k+151.5%1.4
Post-dot-com plateau2003–2004£760k£180k-76.3%1.5
Pre-crash peak2005–2007£290k£347k+19.5%3.5
GFC & correction2008–2012£265k£425k+60.4%1
Help-to-Buy recovery2015–2016£470k£650k+38.3%1
Brexit uncertainty2019–2019£450k£450k+0%1
Pandemic surge2021–2021£8.50m£8.50m+0%1
Rate-rise correction2023–2023£638k£638k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.4% alpha

Flat/maisonette+0.4% α
Local
12.2%
District
11.8%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing1
Trend Position100

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
5.1 min walk
Queens Park (London)

Nearby stations

Westbourne Park Underground StationCircle · Hammersmith & City
5 min walk
Royal Oak Underground StationHammersmith & City · Circle
6 min walk
Bayswater Underground StationDistrict · Circle
12 min walk
Warwick Avenue Underground StationBakerloo
12 min walk
Ladbroke Grove Underground StationCircle · Hammersmith & City
13 min walk
No bus stops within 400m

66

Walkability score

102

Footpaths (500m)

17

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

14

Car parks (800m)

6

EV chargers (800m)

Nearest car park166m
Santander docks (800m)17
Nearest cycle dock0.3 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: 14.0 µg/m³ · PM2.5: 7.0 µg/m³
Better than 96% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.0 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

15

Dentists within 1km

5

Care homes (1km)

Nearest hospitalSt Mary's 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

67

Parks (1km)

59

Restaurants (800m)

26

Cafes (800m)

5

Pubs (400m)

5

Pharmacies (800m)

12

Gyms (1km)

16

Sports (1km)

3

Convenience

Nearest supermarketWestbourne Nogs Grocery · 22 m
4 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

3

Libraries (1km)

0

Cinemas (2km)

1.0km

Post office

Nearby shops

Smiths’s News, Food & Wine95 m
Keyham Local107 m
Chepstow Food & Wine183 m
Usman379 m

Nearby cafes

Haminados173 m
Two Feathers386 m
The Butter Bakery387 m
It's Good387 m

Nearby restaurants

Med Salleh Viet11 m
Pastan28 m
Domino's80 m
The Oak108 m

Nearby pubs

The Cow63 m
The Cheshire Cat70 m
cépage[s]95 m
The Westbourne112 m

Nearby gyms

Harbour Club Notting Hill240 m
Academy Sport297 m
Barrecore353 m
Porchester Centre511 m

Nearby pharmacies

Benson Pharmacy387 m
Sumer Pharmacy460 m
Nashi Pharmacy533 m
Bayswater Pharmacy587 m

Nearby health

Health At The Stowe405 m
Keep Smiling Dental Practice447 m
Number 18 Dental507 m
Garden Square Dental Practice537 m
Food hygiene (5-star)60% of 183

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

67

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 score30/100
Right-to-buy sales (5yr)Owner-occupier growth signal44

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+15.3%

Rent growth (1yr)

Market liquidity

Future outlook

50

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route7,133m
Crossrail 2 route4,073m

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%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
63
Live planning apps (800m)
46
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
70
Planning apps (3 years)
45
Local approval rate
71%
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)
136
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

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Key facts for W2 5QS

Full postcodeW2 5QS
Postcode districtW2
BoroughLondon Borough of Westminster
WardBayswater
Latitude51.518820
Longitude-0.196110
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