Bayswater · Westminster · Kensington and Bayswater constituency · 51.51635, -0.18958

W2 5RB— Bayswater, Westminster

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 54/100Transport 52/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
69
Safety
54
Schools
90
Transport
52
Environment
72
Investment
49

The bottom line

W2 5RB offers exceptional schools (100% Good/Outstanding) — a strong choice for Most buyers.

Less suited to Families.

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Location

W2 5RB

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+7.6% vs London avg
vs London crime+189.0% vs London avg

Deep-dive guides for W2 5RB

🛡️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 5RB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Hallfield Primary School

Not yet inspected · 4 min walk

KS2: 110.4

★★

Secondary

Westminster Academy

Good · Inspected Oct 2023 · 7 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 · 19 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

187.6 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 1022.2%

-57% vs borough

Crime by type

Other37%
Anti-social behaviour21%
Violence & sexual offences16%
Theft8%
Burglary6%
Vehicle crime5%
Drug offences4%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Paddington Fire Station · 608m

Crime is +189% 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£11,501/m²
Price per ft²£1,068/ft²
Avg floor area47 m²

EPC breakdown

C
75%
D
58%
E
10%

Based on 143 properties · Confidence: high

Street mix

Terraced 1%Flat 98%Other 1%

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£117,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1900-1929
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

1995–2025 · CAGR

+5.8%

Total change

+436%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.4%

per year

Acceleration

+2.69

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £600k–£700k · 154 sales

Property Type Mix

Total: 154 sales

Terraced1.3%
Flat/maisonette98.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£95k£208k+118.4%10.2
Post-dot-com plateau2001–2004£222k£270k+21.9%7.5
Pre-crash peak2005–2007£255k£375k+47.1%5
GFC & correction2008–2012£355k£504k+41.9%2.8
Help-to-Buy recovery2013–2016£523k£635k+21.5%3.7
Brexit uncertainty2017–2019£690k£2.27m+229%2.3
Pandemic surge2020–2021£565k£600k+6.2%2
Rate-rise correction2022–2023£640k£563k-12.1%4.5
Current market2025–2025£510k£510k+0%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.3% alpha

Flat/maisonette-0.3% α
Local
5.8%
District
6.1%

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

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

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
3.8 min walk
London Paddington→ Paddington
0 min

Nearby stations

Royal Oak Underground StationHammersmith & City · Circle
4 min walk
Bayswater Underground StationDistrict · Circle
6 min walk
Queensway Underground StationCentral
9 min walk
Paddington (H&C Line)-UndergroundCircle · Hammersmith & City
10 min walk
PaddingtonElizabeth line
11 min walk
No bus stops within 400m

65

Walkability score

46

Footpaths (500m)

20

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

Canary Wharf42 min ↓
City ★39 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

12

Car parks (800m)

1

EV chargers (800m)

Nearest car park277m
Santander docks (800m)20
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Paddington Station Car Park· yes
504m
🅿️
Hyde Park Coach and Car Park· yes
743m

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 AONB12% green spaceTree canopy: 70%
Above 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

2

GPs within 1km

14

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt Mary's Hospital · 1.1 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

61

Parks (1km)

89

Restaurants (800m)

34

Cafes (800m)

3

Pubs (400m)

5

Pharmacies (800m)

7

Gyms (1km)

14

Sports (1km)

9

Convenience

Nearest supermarketPlanet Organic · 140 m
2 tennis courts5 sports halls

Nightlife (500m)

1

Nightclubs

4

Late-night venues

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

3

Libraries (1km)

0

Cinemas (2km)

280m

Post office

Nearby shops

GAIL's69 m
Capital News75 m
Porchester Sweet Shop117 m
Sainsbury's Local122 m

Nearby cafes

TABxTAB62 m
Ariston Hellenic Eatery83 m
Salwa95 m
Joe & The Juice113 m

Nearby restaurants

Putera Puteri72 m
Fresco85 m
Banana Tree85 m
Grilandia85 m

Nearby pubs

The Porchester129 m
The Hayden164 m
Prince Alfred332 m
The Princess Royal342 m

Nearby gyms

Porchester Centre97 m
Psycle100 m
1Rebel Bayswater143 m
PureGym381 m

Nearby pharmacies

Bayswater Pharmacy119 m
Nashi Pharmacy131 m
Superdrug251 m
Benson Pharmacy540 m

Nearby health

Garden Square Dental Practice163 m
Number 18 Dental201 m
Porchester Dental Practice308 m
Bayswater Dental331 m
Food hygiene (5-star)61% of 275

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

49

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 score38/100
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

69

Price growth score

B
High

Development pressure

High

New supply risk

Strong gentrification momentumHigh investment quality

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route6,612m
Crossrail 2 route3,573m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,289 nationally

1,615

Est. population

30,000/km²

61%

Employed

69%

Degree educated

£45,200

Median income

3.1%

Claimant rate

Inner cityVery high densityYoung professionals

20

Community stability

Age profile

43%
24%
Under 1811%
18–3443%
35–4924%
50–6412%
65+11%

Tenure

66%
Own outright13%
Own (mortgage)11%
Private rent66%
Social rent10%
Shared ownership0%
Rent free1%

Ethnicity

18%
36%
18%
16%
White British18%
White Other36%
Asian18%
Black5%
Mixed7%
Other16%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine10%
No car household80%
Unemployed5%
No qualifications7%

Housing tenure (Census 2021)

Private rent66%
Social rent10%

vs. London

Income vs London+7.6%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
114
Live planning apps (800m)
45
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
79
Planning apps (3 years)
62
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)
210
Largest scheme
152 homes · BAYNARD HOUSE (SCHEME 1), 127-131, BAYNARD HOUSE (SCHEME 1), 127-131, WESTBOURNE GROVE, W2
Pipeline pressure
MODERATE

Named schemes (500m)

49-53, 49-53, KENSINGTON GARDENS SQUARE, WESTBOURNE GROVE (33-35), W2138 homes
completed
114, 116, Queensway, W2 6LS94 homes
not_started
72-82, 72-82, BISHOPS BRIDGE ROAD, W249 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
Joe Powell (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 5RB

Full postcodeW2 5RB
Postcode districtW2
BoroughLondon Borough of Westminster
WardBayswater
Latitude51.516345
Longitude-0.189578
Parliamentary constituencyKensington and Bayswater
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