Bayswater · Westminster · Queen's Park and Maida Vale constituency · 51.51786, -0.18759

W2 6AN— Bayswater, Westminster

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 72/100Transport 54/100Yield 5.57%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
70
Safety
72
Schools
90
Transport
54
Environment
72
Investment
60

The bottom line

W2 6AN offers exceptional schools (100% Good/Outstanding) and low crime at £565,000 median — a strong choice for Families.

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Location

W2 6AN

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 avg price+8.7% vs London avg
vs London income+19.8% vs London avg
vs London crime+27.0% vs London avg

Deep-dive guides for W2 6AN

🛡️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 6AN 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 · 5 min walk

KS2: 110.4

★★

Secondary

Westminster Academy

Good · Inspected Oct 2023 · 6 min walk

P8: -0.04A8: 47.8

100% of local schools rated Good or Outstanding · based on 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Mary Paterson Nursery School

Not inspected · 19 min walk

8 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

100

Road safety score

0

Accidents (5yr)

5

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Paddington Fire Station · 392m

Crime is +27% above London average

Property

2 Jul

Prices, sales volume and market trends

£565,000

Median sale price

Above London median by 9%

£565,000 is 9% above the London median (£520,000)

-59.0%

This year

Flat

Dominant type

Price history

5-year change
-16.3%
Sales (24 months)8
New build0.0%
Avg flat£565,000
Price per m²£10,162/m²
Price per ft²£944/ft²
Avg floor area56 m²

EPC breakdown

B
2%
C
49%
D
45%
E
13%
F
1%

Based on 110 properties · Confidence: high

Street mix

Terraced 3%Flat 97%

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

Stamp duty

Standard buyer£15,750
First-time buyerFTB
£7,000
Additional propertyBTL/2nd
£32,700

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

11.2×

Price-to-income

£2,826/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£140,000
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

1995–2025 · CAGR

+6.1%

Total change

+484%

Market Activity

Price Velocity & Acceleration

Current Velocity

-34.5%

per year

Acceleration

-28.20

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £600k–£700k · 186 sales

Property Type Mix

Total: 186 sales

Terraced2.7%
Flat/maisonette97.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£95k£218k+128.9%7.3
Post-dot-com plateau2001–2004£221k£239k+8%11.2
Pre-crash peak2005–2007£260k£380k+46.2%6
GFC & correction2008–2012£308k£519k+68.8%5
Help-to-Buy recovery2013–2016£675k£675k+0%4
Brexit uncertainty2017–2019£683k£928k+35.9%4
Pandemic surge2020–2021£549k£675k+23%5
Rate-rise correction2022–2023£510k£905k+77.5%3.5
Current market2024–2025£848k£555k-34.5%4.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
6.1%
District
6.1%

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

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
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 OakCircle line
1.7 min walk
London Paddington→ Paddington
0 min

Nearby stations

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

67

Walkability score

99

Footpaths (500m)

19

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

11

Car parks (800m)

8

EV chargers (800m)

Nearest car park64m
Santander docks (800m)19
Nearest cycle dock0.0 km

Nearby car parks

🅿️
Paddington Station Car Park· yes
323m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 1.4 km away✗ Not Green Belt✗ Not AONB12% 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

11 min walk

87%

Recommend GP

87%

Overall GP experience

2

GPs within 1km

12

Dentists within 1km

3

Care homes (1km)

Nearest hospitalSt Mary's Hospital · 924 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 4.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

72

Parks (1km)

82

Restaurants (800m)

33

Cafes (800m)

1

Pubs (400m)

5

Pharmacies (800m)

9

Gyms (1km)

26

Sports (1km)

8

Convenience

Nearest supermarketWaitrose · 154 m
10 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)

415m

Post office

Nearby shops

Porchester News101 m
Porchester Sweet Shop115 m
Bishops Cut Price231 m
Capital News246 m

Nearby cafes

Chester's90 m
Le Bistro160 m
Arro225 m
Ariston Hellenic Eatery236 m

Nearby restaurants

Guste REMO103 m
Seventeen106 m
Pizza GoGo107 m
The Bengal108 m

Nearby pubs

The Porchester187 m
Pergola Paddington313 m
The Hayden381 m
HUCKSTER396 m

Nearby gyms

1Rebel Bayswater135 m
Porchester Centre136 m
Psycle315 m
Academy Sport436 m

Nearby pharmacies

Bayswater Pharmacy108 m
Nashi Pharmacy349 m
Superdrug384 m
Benson Pharmacy454 m

Nearby health

Health At The Stowe373 m
Garden Square Dental Practice381 m
Number 18 Dental418 m
Porchester Dental Practice466 m
Food hygiene (5-star)60% of 263

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

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
5.6% (good)London avg: 3.8%Strong yield — top 14% of London
Gentrification score31/100
Right-to-buy sales (5yr)Owner-occupier growth signal44
Sales last 12 months5

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+15.3%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

42/100

Velocity score

Future outlook

63.6

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentumHigh investment quality

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route6,544m
Crossrail 2 route3,473m

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%
Price vs London+8.7%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
134
Live planning apps (800m)
48
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
95
Planning apps (3 years)
59
Local approval rate
78%
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)
127
Largest scheme
219 homes · PADDINGTON CENTRAL (FORMER GOODS YARD), PADDINGTON CENTRAL (FORMER GOODS YARD), BISHOP'S BRIDGE ROAD, W2 6BA
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
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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£565,000)

£15,750

Standard buyer

£7,000

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for W2 6AN

Full postcodeW2 6AN
Postcode districtW2
BoroughLondon Borough of Westminster
WardBayswater
Latitude51.517861
Longitude-0.187587
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