Bayswater · Westminster · Kensington and Bayswater constituency · 51.51737, -0.18691

W2 6AS— Bayswater, Westminster

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 54/100Transport 53/100Yield 3.85%

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
69
Safety
54
Schools
90
Transport
53
Environment
72
Investment
64

The bottom line

W2 6AS offers exceptional schools (100% Good/Outstanding) — a strong choice for Most buyers.

Less suited to Families.

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Location

W2 6AS

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 6AS

🛡️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 6AS 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 · 7 min walk

P8: -0.04A8: 47.8

100% of local schools rated Good or Outstanding · based on 20 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Mary Paterson Nursery School

Not inspected · 20 min walk

7 primaries · 3 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)

6

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Paddington Fire Station · 398m

Crime is +189% above London average

Property

Prices, sales volume and market trends

Avg floor area74.5 m²

EPC breakdown

C
16%
D
16%
E
5%
F
1%

Based on 38 properties · Confidence: high

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£186,250
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)
GlazingSingle glazed
Council tax band Band DAnnual charge £906
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2019 · CAGR

+8.7%

Total change

+635%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.0%

per year

Acceleration

+8.81

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £150k–£175k · 46 sales

Property Type Mix

Total: 46 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£102k£183k+78.9%2.8
Post-dot-com plateau2001–2004£265k£322k+21.5%2.5
Pre-crash peak2005–2007£340k£515k+51.5%3
GFC & correction2009–2012£438k£685k+56.6%1.8
Help-to-Buy recovery2016–2016£886k£886k+0%1
Brexit uncertainty2017–2019£823k£750k-8.8%1.7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.5% alpha

Flat/maisonette+0.5% α
Local
10%
District
9.5%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

60out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing5
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
2.5 min walk
London Paddington→ Paddington
0 min

Nearby stations

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

68

Walkability score

90

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

10

Car parks (800m)

4

EV chargers (800m)

Nearest car park122m
Santander docks (800m)20
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Paddington Station Car Park· yes
290m

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: 1.4 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 5.9 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

13

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt Mary's Hospital · 877 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 4.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

67

Parks (1km)

86

Restaurants (800m)

35

Cafes (800m)

1

Pubs (400m)

5

Pharmacies (800m)

9

Gyms (1km)

20

Sports (1km)

8

Convenience

Nearest supermarketWaitrose · 100 m
5 tennis courts6 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)

363m

Post office

Nearby shops

Porchester Sweet Shop100 m
Porchester News169 m
Bishops Cut Price189 m
Capital News222 m

Nearby cafes

Le Bistro111 m
Chester's156 m
Arro180 m
Ariston Hellenic Eatery208 m

Nearby restaurants

Guste REMO99 m
JRK Kitchen102 m
Pizza GoGo108 m
Happy Lamb Hot Pot114 m

Nearby pubs

The Porchester144 m
Pergola Paddington309 m
The Hayden380 m
HUCKSTER385 m

Nearby gyms

1Rebel Bayswater92 m
Porchester Centre162 m
Psycle303 m
Academy Sport507 m

Nearby pharmacies

Bayswater Pharmacy99 m
Superdrug334 m
Nashi Pharmacy342 m
Benson Pharmacy526 m

Nearby health

Garden Square Dental Practice374 m
Number 18 Dental417 m
Porchester Dental Practice420 m
Bayswater Dental430 m
Food hygiene (5-star)60% of 278

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 score38/100
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

53.4

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route6,480m
Crossrail 2 route3,416m

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)
146
Live planning apps (800m)
47
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
99
Planning apps (3 years)
64
Local approval rate
84%
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)
67
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
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 6AS

Full postcodeW2 6AS
Postcode districtW2
BoroughLondon Borough of Westminster
WardBayswater
Latitude51.517365
Longitude-0.186915
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