Westbourne · Westminster · Queen's Park and Maida Vale constituency · 51.52163, -0.19068

W2 5TJ— Westbourne, Westminster

Location and area intelligence for W2 5TJ, Westbourne, Westminster

High-connectivity investment target

 

Schools 100%Safety 67/100Transport 51/100Yield 3.85%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
67
Safety
67
Schools
90
Transport
51
Environment
72
Investment
60

The bottom line

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

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Location

W2 5TJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-14.0% vs London avg
vs London crime+68.0% vs London avg

Deep-dive guides for W2 5TJ

🛡️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 5TJ 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 · 1 min walk

KS2: 107.5

★★

Secondary

Westminster Academy

Good · Inspected Oct 2023 · 2 min walk

P8: -0.04A8: 47.8

100% of local schools rated Good or Outstanding · based on 22 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Mary Paterson Nursery School

Not inspected · 13 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

109.2 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 1266.7%

-75% vs borough

Crime by type

Other27%
Violence & sexual offences23%
Anti-social behaviour19%
Burglary10%
Vehicle crime8%
Robbery6%
Drug offences4%
Theft4%

Road safety

99

Road safety score

1

Accidents (5yr)

12

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Paddington Fire Station · 542m

Crime is +68% above London average

Property

Prices, sales volume and market trends

Avg floor area48 m²

EPC breakdown

C
16%
D
5%
E
1%

Based on 22 properties · Confidence: medium

Street mix

Flat 100%

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£120,000
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £805
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2015 · CAGR

+10%

Total change

+574%

Market Activity

Price Velocity & Acceleration

Current Velocity

+67.9%

per year

Acceleration

+52.70

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £250k–£300k · 16 sales

Property Type Mix

Total: 16 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£66k£147k+122.7%1.7
Post-dot-com plateau2002–2004£147k£167k+13.3%1.7
Pre-crash peak2005–2005£230k£230k+0%3
GFC & correction2009–2009£265k£265k+0%2
Help-to-Buy recovery2015–2015£445k£445k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-6.2% alpha

Flat/maisonette-6.2% α
Local
3.4%
District
9.6%

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

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
3.7 min walk
London Paddington→ Paddington
0 min

Nearby stations

Royal Oak Underground StationCircle · Hammersmith & City
4 min walk
Warwick Avenue Underground StationBakerloo
6 min walk
Westbourne Park Underground StationCircle · Hammersmith & City
9 min walk
Paddington (H&C Line)-UndergroundCircle · Hammersmith & City
12 min walk
Maida Vale Underground StationBakerloo
12 min walk
No bus stops within 400m

60

Walkability score

142

Footpaths (500m)

15

Santander docks (800m)

0.2 km

Nearest cycle dock

Central London commute times

London Bridge41 min ↑
Victoria ★40 min
Waterloo41 min ↑
Canary Wharf51 min ↑
City45 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

26

Car parks (800m)

22

EV chargers (800m)

Nearest car park251m
Santander docks (800m)15
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Paddington Station Car Park· yes
656m

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 AONB10% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 5.5 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

13 min walk

87%

Recommend GP

87%

Overall GP experience

1

GPs within 1km

12

Dentists within 1km

4

Care homes (1km)

Nearest hospitalSt Mary's Hospital · 1.2 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 3.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

107

Parks (1km)

59

Restaurants (800m)

30

Cafes (800m)

2

Pubs (400m)

5

Pharmacies (800m)

6

Gyms (1km)

26

Sports (1km)

9

Convenience

Nearest supermarketWestbourne Nogs Grocery · 481 m
14 tennis courts6 sports halls

Nightlife (500m)

1

Nightclubs

3

Late-night venues

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

3

Libraries (1km)

0

Cinemas (2km)

522m

Post office

Nearby shops

Kunduz82 m
Costcutter Express103 m
Al Wadi Food104 m
Al-Mona105 m

Nearby cafes

W2 Caribbean Cafe and Roti Shop93 m
English Tea House104 m
It's Good108 m
Grand Junction Cafe143 m

Nearby restaurants

Lime Cuisine99 m
Little Venice Fish Bar110 m
Farmhouse Pizza217 m
Chicken Valley222 m

Nearby pubs

The Waterway231 m
The Hero333 m
The Westbourne378 m
cépage[s]421 m

Nearby gyms

Academy Sport198 m
Harbour Club Notting Hill283 m
Little Venice Pilates & Physiotherapy351 m
Paddington Sports Club499 m

Nearby pharmacies

Benson Pharmacy103 m
Sumer Pharmacy259 m
Bayswater Pharmacy547 m
Pitchkins & Currans617 m

Nearby health

Health At The Stowe128 m
Shirland Dental Practice586 m
The Elgin Clinic650 m
Shirland Dental Practise699 m
Food hygiene (5-star)49% of 178

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

E

High street health

Investment

Investment grade, yield and market outlook

60

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

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+15.3%

Rent growth (1yr)

Market liquidity

Future outlook

43.7

Price growth score

D
High

Development pressure

Low

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route6,907m
Crossrail 2 route3,769m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,834 nationally

1,878

Est. population

26,751/km²

42%

Employed

37%

Degree educated

£36,100

Median income

6.4%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

35

Community stability

Age profile

24%
26%
18%
18%
14%
Under 1824%
18–3426%
35–4918%
50–6418%
65+14%

Tenure

20%
67%
Own outright7%
Own (mortgage)5%
Private rent20%
Social rent67%
Shared ownership1%
Rent free0%

Ethnicity

20%
23%
15%
13%
23%
White British20%
White Other23%
Asian15%
Black13%
Mixed6%
Other23%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine20%
No car household69%
Unemployed6%
No qualifications27%

Housing tenure (Census 2021)

Social rent67%
Private rent20%

vs. London

Income vs London-14.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
69
Live planning apps (800m)
38
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
65
Planning apps (3 years)
41
Local approval rate
82%
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
0
Under construction
0
Completed (3yr)
123
Largest scheme
235 homes · CARLTON GATE (PHASE 3), CARLTON GATE (PHASE 3), HARROW ROAD, W9 3TD
Pipeline pressure
NONE

Named schemes (500m)

300, Harrow Road, W2 5HG112 homes
completed
POLESWORTH HOUSE, POLESWORTH HOUSE, ALFRED ROAD, W2110 homes
completed
Amberley Road Centre, Amberley Road Centre, Amberley Road, W9 2JJ47 homes
completed
ELNATHAN MEWS, W244 homes
completed
SITE ADJ TO EDWARD WILSON PRIMARY SCHOOL, SITE ADJ TO EDWARD WILSON PRIMARY SCHOOL, BOURNE TERRACE, W235 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
14.7%
Ward turnout
33%
Election year
2026
MP
Georgia Gould (Labour)
MP majority
14,913
Constituency
Queen's Park and Maida Vale

Councillors

Adam HugLabour
David BoothroydLabour
Angela PiddockLabour

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Key facts for W2 5TJ

Full postcodeW2 5TJ
Postcode districtW2
BoroughLondon Borough of Westminster
WardWestbourne
Latitude51.521632
Longitude-0.190680
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