Maida Vale · Westminster · Queen's Park and Maida Vale constituency · 51.52739, -0.19064

W9 1EU— Maida Vale, Westminster

Location and area intelligence for W9 1EU, Maida Vale, Westminster

High-connectivity investment target

 

Top 5% LondonSchools 100%Safety 74/100Transport 49/100Yield 4.88%⚠ Knotweed sites nearby

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
78
Safety
74
Schools
100
Transport
49
Environment
79
Investment
78

The bottom line

W9 1EU offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families and Investors who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

W9 1EU

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+18.1% vs London avg
vs London crime+0.0% vs London avg

Deep-dive guides for W9 1EU

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe🍕 Buzzing

“High-connectivity investment target”

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How W9 1EU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Essendine Primary School

Not yet inspected · 4 min walk

KS2: 108.4

★★★

Secondary

Paddington Academy

Outstanding · Inspected Mar 2023 · 3 min walk

P8: +0.84A8: 57.5

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

Top 10% — exceptional provision

Childcare

★★

Childcare

Granville Plus Nursery School

Good · 10 min walk

11 primaries · 4 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

65.1 incidents per 1,000 residents

Better than 50% of London
↑ Rising 1100.0%

-85% vs borough

Crime by type

Other33%
Violence & sexual offences19%
Anti-social behaviour18%
Vehicle crime16%
Burglary6%
Theft4%
Drug offences3%
Robbery1%

Road safety

98

Road safety score

2

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Paddington Fire Station · 957m

Crime is 0% below London average

Property

Prices, sales volume and market trends

Avg floor area68.3 m²

EPC breakdown

B
2%
C
3%
D
3%
E
2%

Based on 10 properties · Confidence: medium

Street mix

Terraced 17%Flat 33%Other 50%

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£170,750
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band EAnnual charge £1,107
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2022 · CAGR

+12.1%

Total change

+1646%

Market Activity

Price Velocity & Acceleration

Current Velocity

+34.8%

per year

Acceleration

-1160.99

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £700k+ · 3 sales

Property Type Mix

Total: 3 sales

Terraced33.3%
Flat/maisonette66.7%

By decade

1990s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£71k£71k+0%1
Help-to-Buy recovery2016–2016£920k£920k+0%1
Rate-rise correction2022–2022£1.24m£1.24m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Maida Vale Underground StationBakerloo line
5.2 min walk
Kilburn High Road

Nearby stations

Maida Vale Underground StationBakerloo
5 min walk
Warwick Avenue Underground StationBakerloo
8 min walk
Kilburn Park Underground StationBakerloo
11 min walk
Royal Oak Underground StationCircle · Hammersmith & City
12 min walk
Westbourne Park Underground StationCircle · Hammersmith & City
13 min walk
No bus stops within 400m

57

Walkability score

110

Footpaths (500m)

6

Santander docks (800m)

0.4 km

Nearest cycle dock

Central London commute times

London Bridge41 min ↑
Victoria ★40 min
Waterloo41 min ↑
Canary Wharf51 min ↑
City45 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

41

Car parks (800m)

27

EV chargers (800m)

Total spaces (800m)65
Nearest car park59m
Santander docks (800m)6
Nearest cycle dock0.4 km

Nearby car parks

🅿️
NCP Car Park London Maida Vale65 spaces
647m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 1.9 km away✗ Not Green Belt✗ Not AONB34% green spaceTree canopy: 70%
More green space than 89% of London

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): 2

Landslide susceptibility: Medium

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

KILBURN PARK MEDICAL CENTRE

6 MILE WALK, NW6 5HB

11 min walk

72%

Recommend GP

72%

Overall GP experience

1

GPs within 1km

5

Dentists within 1km

4

Care homes (1km)

Nearest hospitalHospital of St John and St Elizabeth · 1.3 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 3.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

126

Parks (1km)

35

Restaurants (800m)

28

Cafes (800m)

1

Pubs (400m)

4

Pharmacies (800m)

4

Gyms (1km)

35

Sports (1km)

5

Convenience

Nearest supermarketAl-Shaheen Supermarket · 483 m
24 tennis courts1 swimming pools6 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

501m

Post office

Nearby shops

Hamish 26 m
Bon Appetit15 m
La Piccola Deli70 m
Elgin Food and Wine249 m

Nearby cafes

Petit Cafe11 m
Billy's Caffe191 m
The Bread Boutique351 m
Daniel's352 m

Nearby restaurants

Le Cochonnet44 m
Antika59 m
Chelo80 m
Sushi Murasaki102 m

Nearby pubs

The Hero362 m
Elgin491 m
Prince Alfred518 m
Carlton Tavern519 m

Nearby gyms

Paddington Sports Club121 m
Paddington Recreation Ground Fitness Suite383 m
Burn LDN515 m
Iyengar Yoga Maida Vale523 m

Nearby pharmacies

Browns Chemist395 m
Vineyard Pharmacy449 m
Pitchkins & Currans557 m
Sumer Pharmacy567 m

Nearby health

Shirland Dental Practice138 m
Maida Vale Medical Centre211 m
Shirland Dental Practise347 m
Elgin Dental Care410 m
Food hygiene (5-star)42% of 117

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

78

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 score34/100
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

64.4

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumLow-deprivation area

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,194m
Crossrail 2 route3,898m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 27,008 nationally

1,475

Est. population

25,396/km²

74%

Employed

78%

Degree educated

£49,600

Median income

1.5%

Claimant rate

Inner cityVery high densityYoung professionals

31

Community stability

Age profile

15%
33%
28%
14%
Under 1815%
18–3433%
35–4928%
50–6414%
65+9%

Tenure

18%
22%
53%
Own outright18%
Own (mortgage)22%
Private rent53%
Social rent6%
Shared ownership0%

Ethnicity

39%
34%
White British39%
White Other34%
Asian10%
Black3%
Mixed7%
Other7%

Employment & lifestyle

Managerial / professional66%
Routine / semi-routine4%
No car household61%
Unemployed5%
No qualifications5%

Housing tenure (Census 2021)

Private rent53%
Social rent6%

vs. London

Income vs London+18.1%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
40
Live planning apps (800m)
33
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
37
Planning apps (3 years)
27
Local approval rate
81%
Borough approval rate
85%
Opportunity area
No
CIL rate (residential)
£500/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
121
Largest scheme
236 homes · Gloucester House and Durham Court, Gloucester House and Durham Court, Kilburn Park Road, London, NW6 5XE
Pipeline pressure
NONE

Named schemes (500m)

Amberley Road Centre, Amberley Road Centre, Amberley Road, W9 2JJ47 homes
completed
ELNATHAN MEWS, W244 homes
completed
111B, 111B, Shirland Road, W9 2EL31 homes
completed
107-113, 107-113, ELGIN AVENUE, W926 homes
completed
100-102, 100-102, SUTHERLAND AVENUE, W918 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
13.9%
Ward turnout
33%
Election year
2026
MP
Georgia Gould (Labour)
MP majority
14,913
Constituency
Queen's Park and Maida Vale

Councillors

Geoff BarracloughLabour
Nafsika Butler-ThalassisLabour
Iman LessLabour

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Key facts for W9 1EU

Full postcodeW9 1EU
Postcode districtW9
BoroughLondon Borough of Westminster
WardMaida Vale
Latitude51.527386
Longitude-0.190640
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