Westbourne · Westminster · Queen's Park and Maida Vale constituency · 51.52102, -0.18602

W2 6PL— Westbourne, Westminster

Location and area intelligence for W2 6PL, Westbourne, Westminster

High-connectivity investment target

 

Schools 100%Safety 72/100Transport 57/100Yield 3.85%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
68
Safety
72
Schools
90
Transport
57
Environment
73
Investment
60

The bottom line

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

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Location

W2 6PL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-14.0% vs London avg
vs London crime+24.0% vs London avg

Deep-dive guides for W2 6PL

🛡️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 6PL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Saviour's CofE Primary School

Good · Inspected Nov 2023 · 4 min walk

KS2: 107.6

★★

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 20 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Granville Plus Nursery School

Good · 19 min walk

9 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

80.9 incidents per 1,000 residents

Higher crime than 61% of London
↑ Rising 1814.3%

-82% vs borough

Crime by type

Anti-social behaviour28%
Other26%
Violence & sexual offences15%
Burglary11%
Vehicle crime7%
Drug offences6%
Theft4%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Paddington Fire Station · 216m

Crime is +24% above London average

Property

Prices, sales volume and market trends

Avg floor area77.6 m²

EPC breakdown

C
8%
D
2%

Based on 10 properties · Confidence: medium

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£194,000
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)
GlazingFully double glazed
Council tax band Band DAnnual charge £906
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2021 · CAGR

+8%

Total change

+591%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.3%

per year

Acceleration

-45.72

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £175k–£200k · 15 sales

Property Type Mix

Total: 15 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£70k£100k+43.9%1
Post-dot-com plateau2001–2004£184k£250k+36.1%1.7
Pre-crash peak2005–2006£240k£218k-9.2%1
GFC & correction2012–2012£383k£383k+0%1
Help-to-Buy recovery2013–2014£330k£395k+19.7%1
Brexit uncertainty2018–2018£535k£535k+0%1
Pandemic surge2021–2021£480k£480k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+7.1% alpha

Flat/maisonette+7.1% α
Local
17.2%
District
10.1%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position75

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
3.2 min walk
London Paddington→ Paddington
0 min

Nearby stations

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

59

Walkability score

202

Footpaths (500m)

23

Santander docks (800m)

0.2 km

Nearest cycle dock

Central London commute times

London Bridge32 min ↓
Victoria ★31 min
Waterloo33 min ↓
Canary Wharf42 min ↓
City36 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

20

Car parks (800m)

24

EV chargers (800m)

Nearest car park145m
Santander docks (800m)23
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Paddington Station Car Park· yes
376m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 1.4 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 5.5 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

15 min walk

87%

Recommend GP

87%

Overall GP experience

0

GPs within 1km

12

Dentists within 1km

3

Care homes (1km)

Nearest hospitalSt Mary's Hospital · 905 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 3.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

99

Parks (1km)

40

Restaurants (800m)

22

Cafes (800m)

5

Pubs (400m)

4

Pharmacies (800m)

5

Gyms (1km)

25

Sports (1km)

1

Convenience

Nearest supermarketWaitrose · 512 m
14 tennis courts6 sports halls

Nightlife (500m)

1

Nightclubs

6

Late-night venues

C
4,137 licensed premises in borough2,967 late-night refreshment licencesHome Office 2023/24

3

Libraries (1km)

0

Cinemas (2km)

411m

Post office

Nearby shops

SS Foods & Wine42 m
Kunduz327 m
Porchester News367 m
Warwick Food Centre380 m

Nearby cafes

The Café at Clifton Nurseries182 m
The Waterside Cafe185 m
Grand Junction Cafe288 m
Cabmen's Shelter292 m

Nearby restaurants

The Summerhouse123 m
Kateh194 m
The Waterway233 m
Lords of Poké322 m

Nearby pubs

The Bridge House125 m
Warwick Castle186 m
The Waterway221 m
Pergola Paddington251 m

Nearby gyms

Little Venice Pilates & Physiotherapy236 m
Academy Sport460 m
Nuffield Health Fitness & Wellbeing473 m
Porchester Centre481 m

Nearby pharmacies

Benson Pharmacy399 m
Bayswater Pharmacy475 m
Sumer Pharmacy584 m
Boots632 m

Nearby health

Health At The Stowe346 m
Fortes Clinic674 m
Abi Dental Care699 m
Yourdental Wellness714 m
Food hygiene (5-star)63% of 140

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

E

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
3.9% (average)London avg: 3.8%Above average yield
Gentrification score24/100
Right-to-buy sales (5yr)Owner-occupier growth signal44

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+15.3%

Rent growth (1yr)

Market liquidity

Future outlook

41.2

Price growth score

D
High

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route6,585m
Crossrail 2 route3,438m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,320 nationally

1,657

Est. population

30,000/km²

49%

Employed

42%

Degree educated

£36,100

Median income

7.0%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

35

Community stability

Age profile

25%
29%
19%
17%
Under 1825%
18–3429%
35–4919%
50–6417%
65+10%

Tenure

26%
56%
Own outright10%
Own (mortgage)8%
Private rent26%
Social rent56%
Shared ownership1%
Rent free1%

Ethnicity

25%
19%
14%
24%
White British25%
White Other19%
Asian14%
Black13%
Mixed6%
Other24%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine19%
No car household63%
Unemployed6%
No qualifications23%

Housing tenure (Census 2021)

Social rent56%
Private rent26%

vs. London

Income vs London-14.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
135
Live planning apps (800m)
44
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
85
Planning apps (3 years)
43
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
0
Under construction
0
Completed (3yr)
114
Largest scheme
219 homes · PADDINGTON CENTRAL (FORMER GOODS YARD), PADDINGTON CENTRAL (FORMER GOODS YARD), BISHOP'S BRIDGE ROAD, W2 6BA
Pipeline pressure
NONE

Named schemes (500m)

ELNATHAN MEWS, W244 homes
completed
14, 14, CLIFTON VILLAS, W939 homes
completed
1, 1, WARRINGTON GARDENS, W939 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
Labour
Ward majority vote
14.7%
Ward turnout
33%
Election year
2026
MP
Georgia Gould (Labour)
MP majority
14,913
Constituency
Queen's Park and Maida Vale

Councillors

Adam HugLabour
David BoothroydLabour
Angela PiddockLabour

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Key facts for W2 6PL

Full postcodeW2 6PL
Postcode districtW2
BoroughLondon Borough of Westminster
WardWestbourne
Latitude51.521020
Longitude-0.186020
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