Bayswater · Westminster · Queen's Park and Maida Vale constituency · 51.51837, -0.18884

W2 6ET— Bayswater, Westminster

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

High-connectivity investment target

 

Top 13% LondonSchools 100%Safety 72/100Transport 55/100Yield 3.85%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
72
Safety
72
Schools
90
Transport
55
Environment
72
Investment
64

The bottom line

W2 6ET offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

W2 6ET

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 6ET

🛡️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 6ET 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 · 4 min walk

KS2: 107.5

★★

Secondary

Westminster Academy

Good · Inspected Oct 2023 · 5 min walk

P8: -0.04A8: 47.8

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Mary Paterson Nursery School

Not inspected · 18 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

86

Road safety score

10

Accidents (5yr)

1

KSI (5yr)

5

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Paddington Fire Station · 434m

Crime is +27% above London average

Property

Prices, sales volume and market trends

Avg floor area69.9 m²

EPC breakdown

B
6%
C
30%
D
22%
E
5%
G
3%

Based on 66 properties · Confidence: high

Street mix

Terraced 19%Flat 48%Other 33%

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£174,750
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

1997–2011 · CAGR

+7.9%

Total change

+192%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.1%

per year

Acceleration

-77.00

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £700k+ · 14 sales

Property Type Mix

Total: 14 sales

Terraced28.6%
Flat/maisonette71.4%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£360k£335k-6.9%1
Post-dot-com plateau2002–2002£368k£368k+0%2
Pre-crash peak2005–2006£249k£665k+167.1%3.5
GFC & correction2008–2011£1.13m£1.05m-7.1%1

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position40

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
1 min walk
London Paddington→ Paddington
0 min

Nearby stations

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

65

Walkability score

86

Footpaths (500m)

18

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

15

Car parks (800m)

10

EV chargers (800m)

Nearest car park101m
Santander docks (800m)18
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Paddington Station Car Park· yes
407m

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
NoiseHIGH
road · Rail Lden: 55 dB
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 1.5 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 52%
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

10 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 · 1.0 km
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

88

Parks (1km)

82

Restaurants (800m)

35

Cafes (800m)

1

Pubs (400m)

6

Pharmacies (800m)

7

Gyms (1km)

28

Sports (1km)

8

Convenience

Nearest supermarketWaitrose · 236 m
14 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)

478m

Post office

Nearby shops

Porchester News13 m
Porchester Sweet Shop171 m
Capital News284 m
GAIL's289 m

Nearby cafes

Chester's30 m
Le Bistro236 m
Ariston Hellenic Eatery280 m
Arro289 m

Nearby restaurants

Seventeen4 m
The Bengal5 m
Pizza GoGo151 m
Guste REMO154 m

Nearby pubs

The Porchester255 m
Pergola Paddington371 m
The Hayden376 m
cépage[s]413 m

Nearby gyms

Porchester Centre134 m
1Rebel Bayswater210 m
Psycle330 m
Academy Sport334 m

Nearby pharmacies

Bayswater Pharmacy161 m
Nashi Pharmacy354 m
Benson Pharmacy357 m
Superdrug447 m

Nearby health

Health At The Stowe278 m
Garden Square Dental Practice385 m
Number 18 Dental411 m
Porchester Dental Practice521 m
Food hygiene (5-star)60% of 250

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

50.6

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route6,645m
Crossrail 2 route3,569m

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)
112
Live planning apps (800m)
52
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
81
Planning apps (3 years)
57
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)
128
Largest scheme
152 homes · BAYNARD HOUSE (SCHEME 1), 127-131, BAYNARD HOUSE (SCHEME 1), 127-131, WESTBOURNE GROVE, W2
Pipeline pressure
MODERATE

Named schemes (500m)

49-53, 49-53, KENSINGTON GARDENS SQUARE, WESTBOURNE GROVE (33-35), W2138 homes
completed
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
Compass House, 22, Compass House, 22, Redan Place, W2 4SA30 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 6ET

Full postcodeW2 6ET
Postcode districtW2
BoroughLondon Borough of Westminster
WardBayswater
Latitude51.518366
Longitude-0.188835
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