Bayswater · Westminster · Queen's Park and Maida Vale constituency · 51.51802, -0.18383

W2 6AZ— Bayswater, Westminster

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

High-connectivity investment target

 

Top 8% LondonSchools 100%Safety 72/100Transport 64/100Yield 7.40%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
74
Safety
72
Schools
60
Transport
64
Environment
73
Investment
64

The bottom line

W2 6AZ offers exceptional schools (100% Good/Outstanding) and low crime at £425,000 median — a strong choice for Families.

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Location

W2 6AZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price-18.3% vs London avg
vs London income+19.8% vs London avg
vs London crime+27.0% vs London avg

Deep-dive guides for W2 6AZ

🛡️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 6AZ 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

7 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

99

Road safety score

1

Accidents (5yr)

6

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Paddington Fire Station · 238m

Crime is +27% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£425,000

Median sale price

18% below London median

£425,000 is 18% below the London median (£520,000)

+6.5%

This year

Flat

Dominant type

Price history

5-year change
-20.4%
Sales (24 months)5
New build0.0%
Avg flat£425,000
Price per m²£9,140/m²
Price per ft²£849/ft²
Avg floor area45.8 m²

EPC breakdown

B
2%
C
39%
D
23%
E
8%
F
2%
G
1%

Based on 75 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

Stamp duty

Standard buyer£8,750
First-time buyerFTB
£0
Additional propertyBTL/2nd
£21,500

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

8.4×

Price-to-income

£2,126/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£114,500
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 fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £906
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+5.6%

Total change

+447%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.1%

per year

Acceleration

-9.85

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £350k–£400k · 118 sales

Property Type Mix

Total: 118 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£82k£195k+137.4%6.8
Post-dot-com plateau2001–2004£170k£248k+45.9%5.2
Pre-crash peak2005–2007£244k£318k+30.3%7
GFC & correction2008–2012£353k£450k+27.7%2.5
Help-to-Buy recovery2013–2016£405k£618k+52.5%2.2
Brexit uncertainty2017–2018£435k£550k+26.4%2
Rate-rise correction2022–2023£721k£359k-50.2%2
Current market2024–2026£420k£450k+7.1%4

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.3% alpha

Flat/maisonette-1.3% α
Local
5.8%
District
7.1%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

44out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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 OakCircle line
3.9 min walk
London Paddington→ Paddington
0 min

Nearby stations

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

65

Walkability score

156

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 park64m
Santander docks (800m)24
Nearest cycle dock0.0 km

Nearby car parks

🅿️
Paddington Station Car Park· yes
64m

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: 1.2 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 5.7 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

0

GPs within 1km

11

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt Mary's Hospital · 665 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

74

Parks (1km)

68

Restaurants (800m)

33

Cafes (800m)

3

Pubs (400m)

4

Pharmacies (800m)

8

Gyms (1km)

16

Sports (1km)

0

Convenience

Nearest supermarketWaitrose · 293 m
3 tennis courts5 sports halls

Nightlife (500m)

0

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)

507m

Post office

Nearby shops

Sainsbury's Local291 m
Porchester Sweet Shop324 m
Porchester News352 m
SS Foods & Wine367 m

Nearby cafes

Black Sheep Coffee215 m
Le Bistro307 m
Beany Green327 m
Grnd House331 m

Nearby restaurants

Lords of Poké192 m
Coco di Mama200 m
Pearl Liang274 m
Tossed278 m

Nearby pubs

Pergola Paddington142 m
HUCKSTER183 m
Prince of Wales264 m
The Union Bar & Grill332 m

Nearby gyms

1Rebel Bayswater301 m
Nuffield Health Fitness & Wellbeing304 m
12x3 Gym333 m
Porchester Centre386 m

Nearby pharmacies

Bayswater Pharmacy324 m
Superdrug485 m
Nashi Pharmacy559 m
Boots584 m

Nearby health

Health At The Stowe564 m
Porchester Dental Practice572 m
Bayswater Dental573 m
Bayswater Medical Centre579 m
Food hygiene (5-star)64% of 259

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
7.4% (high)London avg: 3.8%Strong yield — top 7% of London
Gentrification score34/100
Right-to-buy sales (5yr)Owner-occupier growth signal44
Sales last 12 months1

Rental market

High

Demand

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

68.3

Price growth score

B
High

Development pressure

High

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route6,310m
Crossrail 2 route3,221m

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-18.3%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
187
Live planning apps (800m)
44
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
119
Planning apps (3 years)
61
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)
4
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)

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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£425,000)

£8,750

Standard buyer

£0

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 6AZ

Full postcodeW2 6AZ
Postcode districtW2
BoroughLondon Borough of Westminster
WardBayswater
Latitude51.518019
Longitude-0.183833
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