Little Venice · Westminster · Queen's Park and Maida Vale constituency · 51.52493, -0.17942

W9 1BL— Little Venice, Westminster

Location and area intelligence for W9 1BL, Little Venice, Westminster

City living at its best

 

Top 5% LondonSchools 100%Safety 67/100Transport 72/100Yield 4.88%

Best for: Families, Commuters, Investors, Young professionals

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Investment-grade — strong yield and growth signals

Liveability
76
Safety
67
Schools
100
Transport
72
Environment
57
Investment
74

The bottom line

W9 1BL offers exceptional schools (100% Good/Outstanding), low crime and good transport links — a strong choice for Families and Commuters.

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Location

W9 1BL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+9.3% vs London avg
vs London crime+74.0% vs London avg

Deep-dive guides for W9 1BL

🛡️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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“City living at its best”

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How W9 1BL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

St Joseph's RC Primary School

Outstanding · Inspected Apr 2024 · 4 min walk

KS2: 107.3

—

Secondary

Marylebone Boys' School

Not yet inspected · 9 min walk

P8: +0.17A8: 52.2

100% of local schools rated Good or Outstanding · based on 23 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 10 min walk

8 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

113.3 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 5550.0%

-74% vs borough

Crime by type

Other31%
Violence & sexual offences18%
Anti-social behaviour16%
Vehicle crime12%
Burglary8%
Theft7%
Drug offences5%
Robbery4%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Paddington Fire Station · 597m

Crime is +74% above London average

Property

Prices, sales volume and market trends

Avg floor area106 m²

EPC breakdown

C
1%
D
3%
E
1%

Based on 5 properties · Confidence: low

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 yield852 kWh/kWp/yr
Rebuild cost estimate£265,000
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
RoofFlat, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band GAnnual charge £1,510
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2018 · CAGR

+8%

Total change

+332%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.5%

per year

Acceleration

-55.26

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £700k+ · 4 sales

Property Type Mix

Total: 4 sales

Terraced100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£420k£420k+0%1
GFC & correction2008–2008£1.26m£1.26m+0%1
Help-to-Buy recovery2016–2016£1.90m£1.90m+0%1
Brexit uncertainty2018–2018£1.81m£1.81m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 83% of London
Warwick Avenue Underground StationBakerloo line
4 min walk
London Paddington→ Paddington
0 min

Nearby stations

Warwick Avenue Underground StationBakerloo
4 min walk
Maida Vale Underground StationBakerloo
9 min walk
Paddington (H&C Line)-UndergroundCircle · Hammersmith & City
9 min walk
Edgware Road (Bakerloo) Underground StationBakerloo
10 min walk
Royal Oak Underground StationHammersmith & City · Circle
11 min walk
No bus stops within 400m

65

Walkability score

260

Footpaths (500m)

22

Santander docks (800m)

0.0 km

Nearest cycle dock

Central London commute times

London Bridge36 min ↑
Victoria ★31 min
Waterloo37 min ↓
Canary Wharf46 min ↑
City40 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

25

Car parks (800m)

25

EV chargers (800m)

Total spaces (800m)65
Nearest car park93m
Santander docks (800m)22
Nearest cycle dock0.0 km

Nearby car parks

🅿️
NCP Car Park London Maida Vale65 spaces
327m
🅿️
Paddington Station Car Park· yes
786m

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: 28.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 78% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 1.1 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 4.9 km

Energy

Solar: 852 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 yield852.4 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

WESTMINSTER LD PARTNERSHIP

MEZZANINE FLOOR, 215-219 LISSON GROVE, NW8 8LW

7 min walk

8

GPs within 1km

7

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt Mary's Hospital · 902 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 3.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

112

Parks (1km)

43

Restaurants (800m)

17

Cafes (800m)

4

Pubs (400m)

5

Pharmacies (800m)

2

Gyms (1km)

8

Sports (1km)

4

Convenience

Nearest supermarketAldi · 275 m
2 tennis courts1 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

55m

Post office

Nearby shops

Jay's73 m
GAIL's81 m
All Greens92 m
Provenance Village Butcher97 m

Nearby cafes

Caffè Nero88 m
Myra Chocolate209 m
D1 Coffee231 m
Cabmen's Shelter359 m

Nearby restaurants

Maguro67 m
Pret A Manger79 m
Ember126 m
Cafe Laville171 m

Nearby pubs

The Eagle66 m
Windsor Castle68 m
LV lounge85 m
Cru '78101 m

Nearby gyms

Little Venice Sports Centre317 m
Little Venice Pilates & Physiotherapy513 m
12x3 Gym631 m
Nuffield Health Fitness & Wellbeing639 m

Nearby pharmacies

Boots41 m
Remedy's Pharmacy107 m
Curie Chemist206 m
Dales Pharmacy496 m

Nearby health

Abi Dental Care69 m
Fortes Clinic79 m
Yourdental Wellness98 m
Maida Smiles375 m
Food hygiene (5-star)58% of 127

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

74

Investment score

Strong

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
4.9% (good)London avg: 3.8%Strong yield — top 21% of London
Gentrification score28/100
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

63.8

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route6,383m
Crossrail 2 route3,080m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,915 nationally

1,994

Est. population

11,166/km²

59%

Employed

66%

Degree educated

£45,900

Median income

2.7%

Claimant rate

Urban coreHigh densityYoung professionals

37

Community stability

Age profile

22%
21%
21%
22%
14%
Under 1822%
18–3421%
35–4921%
50–6422%
65+14%

Tenure

29%
21%
43%
Own outright29%
Own (mortgage)21%
Private rent43%
Social rent7%
Shared ownership0%

Ethnicity

34%
34%
White British34%
White Other34%
Asian11%
Black3%
Mixed9%
Other10%

Employment & lifestyle

Managerial / professional56%
Routine / semi-routine6%
No car household52%
Unemployed3%
No qualifications8%

Housing tenure (Census 2021)

Private rent43%
Social rent7%

vs. London

Income vs London+9.3%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
151
Live planning apps (800m)
41
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
77
Planning apps (3 years)
51
Local approval rate
82%
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
9
Under construction
0
Completed (3yr)
21
Largest scheme
335 homes · Former North Westminster Community School, Former North Westminster Community School, North Wharf Road, W2 1LF
Pipeline pressure
LOW

Named schemes (500m)

CLARENDON COURT (6-30), CLARENDON COURT (6-30), MAIDA VALE, W9100 homes
completed
466-490, 466-490, Edgware Road, W2 1EL76 homes
completed
124, 124, Hall Place, W2 1NE60 homes
completed
PSYCHIATRIC HOSPITAL, 4, PSYCHIATRIC HOSPITAL, 4, MAIDA VALE, W9 1RS57 homes
completed
TELEPHONE EXCHANGE, 17, TELEPHONE EXCHANGE, 17, HALL ROAD, NW850 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
15.1%
Ward turnout
42%
Election year
2026
MP
Georgia Gould (Labour)
MP majority
14,913
Constituency
Queen's Park and Maida Vale

Councillors

Melvyn Bernard CaplanConservative
Lorraine DeanConservative
Louise Melissa ShawConservative

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Key facts for W9 1BL

Full postcodeW9 1BL
Postcode districtW9
BoroughLondon Borough of Westminster
WardLittle Venice
Latitude51.524929
Longitude-0.179421
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