Bayswater · Westminster · Queen's Park and Maida Vale constituency · 51.51787, -0.18328

W2 6AH— Bayswater, Westminster

Location and area intelligence for W2 6AH, Bayswater, Westminster

High-connectivity investment target

 

Top 10% LondonSchools 100%Safety 72/100Transport 64/100Yield 3.85%

Best for: Families

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Balanced area — no standout strengths or weaknesses

Liveability
73
Safety
72
Schools
60
Transport
64
Environment
57
Investment
64

The bottom line

W2 6AH offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

W2 6AH

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 6AH

🛡️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 6AH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Hallfield Primary School

Not yet inspected · 6 min walk

KS2: 110.4

—

Secondary

Marylebone Boys' School

Not yet inspected · 6 min walk

P8: +0.17A8: 52.2

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 17 min walk

6 primaries · 2 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

100

Road safety score

0

Accidents (5yr)

6

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Paddington Fire Station · 251m

Crime is +27% above London average

Property

Prices, sales volume and market trends

Avg floor area76 m²

EPC breakdown

C
1%
D
1%
E
1%

Based on 3 properties · Confidence: low

Street mix

Semi 6%Flat 94%

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£190,000
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2016 · CAGR

+11.4%

Total change

+763%

Market Activity

Price Velocity & Acceleration

Current Velocity

+127.2%

per year

Acceleration

+164.89

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £450k–£500k · 18 sales

Property Type Mix

Total: 18 sales

Semi-detached5.6%
Flat/maisonette94.4%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£150k£225k+50%2
Post-dot-com plateau2001–2001£460k£460k+0%1
Pre-crash peak2005–2006£509k£680k+33.6%2
GFC & correction2009–2011£585k£915k+56.4%1.5
Help-to-Buy recovery2013–2016£570k£1.29m+127.2%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+5.2% alpha

Flat/maisonette+5.2% α
Local
15.9%
District
10.7%

CAGR over 12yr 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
Paddington (H&C Line)-UndergroundCircle line
3.9 min walk
London Paddington→ Paddington
0 min

Nearby stations

Paddington (H&C Line)-UndergroundCircle · Hammersmith & City
4 min walk
Royal Oak Underground StationHammersmith & City · Circle
5 min walk
PaddingtonElizabeth line
6 min walk
London Paddington Rail StationHeathrow Express · Great Western Railway
7 min walk
London PaddingtonNational Rail
7 min walk
No bus stops within 400m

67

Walkability score

175

Footpaths (500m)

24

Santander docks (800m)

0.0 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

8

Car parks (800m)

2

EV chargers (800m)

Nearest car park45m
Santander docks (800m)24
Nearest cycle dock0.0 km

Nearby car parks

🅿️
Paddington Station Car Park· yes
45m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 28.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 78% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 1.1 km away✗ Not Green Belt✗ Not AONB13% 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

WESTMINSTER LD PARTNERSHIP

MEZZANINE FLOOR, 215-219 LISSON GROVE, NW8 8LW

15 min walk

0

GPs within 1km

15

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt Mary's Hospital · 626 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 4.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

68

Parks (1km)

78

Restaurants (800m)

36

Cafes (800m)

4

Pubs (400m)

4

Pharmacies (800m)

8

Gyms (1km)

15

Sports (1km)

1

Convenience

Nearest supermarketWaitrose · 316 m
3 tennis courts4 sports halls

Nightlife (500m)

0

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)

515m

Post office

Nearby shops

Sainsbury's Local272 m
Porchester Sweet Shop355 m
Chilworth Food Store377 m
Porchester News392 m

Nearby cafes

Black Sheep Coffee204 m
Grnd House304 m
Beany Green309 m
Starbucks315 m

Nearby restaurants

Lords of Poké187 m
Coco di Mama193 m
Pearl Liang251 m
Tossed257 m

Nearby pubs

Pergola Paddington161 m
HUCKSTER182 m
Prince of Wales222 m
The Union Bar & Grill309 m

Nearby gyms

Nuffield Health Fitness & Wellbeing279 m
12x3 Gym307 m
1Rebel Bayswater327 m
Porchester Centre420 m

Nearby pharmacies

Bayswater Pharmacy356 m
Superdrug494 m
Boots542 m
Moore's Pharmacy568 m

Nearby health

Bayswater Medical Centre545 m
Paddington Dental Practice562 m
Bayswater Dental579 m
Porchester Dental Practice581 m
Food hygiene (5-star)63% of 264

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

64

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

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+15.3%

Rent growth (1yr)

Market liquidity

Future outlook

52.9

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route6,268m
Crossrail 2 route3,180m

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)
190
Live planning apps (800m)
43
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
122
Planning apps (3 years)
64
Local approval rate
86%
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)
27
Largest scheme
222 homes · PADDINGTON BASIN, LAND AT, PADDINGTON BASIN, LAND AT, HERMITAGE STREET, W2 0XX
Pipeline pressure
MODERATE

Named schemes (500m)

PADDINGTON CENTRAL (FORMER GOODS YARD), PADDINGTON CENTRAL (FORMER GOODS YARD), BISHOP'S BRIDGE ROAD, W2 6BA219 homes
completed
108-132, 108-132, WESTBOURNE TERRACE, W299 homes
completed
72-82, 72-82, BISHOPS BRIDGE ROAD, W249 homes
completed
18, 18, Leinster Gardens, W2 3BH37 homes
completed
23, 23, CLEVELAND SQUARE, CLEVELAND GARDENS, W223 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 6AH

Full postcodeW2 6AH
Postcode districtW2
BoroughLondon Borough of Westminster
WardBayswater
Latitude51.517867
Longitude-0.183277
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