Maida Vale · Westminster · Queen's Park and Maida Vale constituency · 51.52662, -0.18806

W9 1HE— Maida Vale, Westminster

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

The family fortress

 

Top 5% LondonSchools 100%Safety 78/100Transport 55/100Yield 3.60%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
80
Safety
78
Schools
95
Transport
55
Environment
80
Investment
50

The bottom line

W9 1HE offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £875,000 median — a strong choice for Families.

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Location

W9 1HE

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 avg price+68.3% vs London avg
vs London income+18.1% vs London avg
vs London crime-33.0% vs London avg

Deep-dive guides for W9 1HE

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

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“The family fortress”

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How W9 1HE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

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

Paddington Academy

Outstanding · Inspected Mar 2023 · 4 min walk

P8: +0.84A8: 57.5

100% of local schools rated Good or Outstanding · based on 22 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Granville Plus Nursery School

Good · 12 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

43.5 incidents per 1,000 residents

Better than 68% of London
↑ Rising 1500.0%

from a low base — still below London average

-90% vs borough

Crime by type

Anti-social behaviour24%
Violence & sexual offences19%
Other18%
Vehicle crime18%
Burglary10%
Drug offences8%
Theft3%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Paddington Fire Station · 796m

Crime is 33% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£875,000

Median sale price

Top 25% — 68% above London median

£875,000 is 68% above the London median (£520,000)

-3.1%

This year

Flat

Dominant type

Price history

5-year change
-21.2%
Sales (24 months)7
New build0.0%
Avg flat£875,000
Price per m²£9,637/m²
Price per ft²£895/ft²
Avg floor area91.2 m²

EPC breakdown

C
15%
D
19%
E
6%

Based on 40 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£31,250
First-time buyerFTB
£31,250
Additional propertyBTL/2nd
£57,500

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

17.6×

Price-to-income

£4,377/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Cooling

Market momentum

Energy & construction

Solar yield852 kWh/kWp/yr
Rebuild cost estimate£228,000
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 FAnnual charge £1,309
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.2%

Total change

+515%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.1%

per year

Acceleration

+9.87

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £250k–£300k · 70 sales

Property Type Mix

Total: 70 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£144k£260k+81.1%3.2
Post-dot-com plateau2001–2004£356k£389k+9.2%3.8
Pre-crash peak2005–2007£425k£565k+32.9%2.3
GFC & correction2008–2012£575k£660k+14.8%1.8
Help-to-Buy recovery2013–2016£898k£975k+8.6%1.8
Brexit uncertainty2017–2017£1.01m£1.01m+0%2
Pandemic surge2020–2020£915k£915k+0%1
Rate-rise correction2022–2023£967k£1.00m+3.6%2
Current market2024–2025£892k£883k-1.1%4

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
6.2%
District
6.2%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

65out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing10
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

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

58

Walkability score

151

Footpaths (500m)

9

Santander docks (800m)

0.4 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

38

Car parks (800m)

27

EV chargers (800m)

Total spaces (800m)65
Nearest car park75m
Santander docks (800m)9
Nearest cycle dock0.4 km

Nearby car parks

🅿️
NCP Car Park London Maida Vale65 spaces
481m

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: 1.7 km away✗ Not Green Belt✗ Not AONB37% green spaceTree canopy: 61%
More green space than 91% 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

PES@SAFARIAN & SIMON (ABBEY RD) SWL

SAFARIAN & SIMON OPTICIANS, 53 ABBEY ROAD, NW8 0AD

15 min walk

0

GPs within 1km

5

Dentists within 1km

4

Care homes (1km)

Nearest hospitalHospital of St John and St Elizabeth · 1.2 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

129

Parks (1km)

21

Restaurants (800m)

20

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

4

Gyms (1km)

36

Sports (1km)

4

Convenience

Nearest supermarketAl-Shaheen Supermarket · 448 m
25 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)

309m

Post office

Nearby shops

La Piccola Deli148 m
Bon Appetit184 m
Hamish 2195 m
Buy Well Food248 m

Nearby cafes

Petit Cafe207 m
Daniel's252 m
Ginger273 m
Toast327 m

Nearby restaurants

Sushi Murasaki116 m
Chelo140 m
Antika157 m
Le Cochonnet170 m

Nearby pubs

The Hero255 m
Prince Alfred330 m
Warrington351 m
The Waterway440 m

Nearby gyms

Paddington Sports Club90 m
Little Venice Pilates & Physiotherapy407 m
Paddington Recreation Ground Fitness Suite500 m
Iyengar Yoga Maida Vale614 m

Nearby pharmacies

Vineyard Pharmacy418 m
Browns Chemist584 m
Boots592 m
Sumer Pharmacy596 m

Nearby health

Maida Vale Medical Centre223 m
Shirland Dental Practice300 m
Elgin Dental Care369 m
Maida Smiles448 m
Food hygiene (5-star)40% of 82

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

50

Investment score

Moderate

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
3.6% (average)London avg: 3.8%Above average yield
Gentrification score29/100
Right-to-buy sales (5yr)Owner-occupier growth signal44
Sales last 12 months1

Rental market

Very High

Demand

Very 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

72.7

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityLow-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route6,996m
Crossrail 2 route3,705m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 28,257 nationally

1,840

Est. population

21,377/km²

75%

Employed

78%

Degree educated

£49,600

Median income

0.8%

Claimant rate

Inner cityVery high densityYoung professionals

34

Community stability

Age profile

18%
33%
25%
16%
Under 1818%
18–3433%
35–4925%
50–6416%
65+8%

Tenure

24%
23%
51%
Own outright24%
Own (mortgage)23%
Private rent51%
Social rent2%

Ethnicity

34%
37%
White British34%
White Other37%
Asian10%
Black2%
Mixed8%
Other9%

Employment & lifestyle

Managerial / professional67%
Routine / semi-routine6%
No car household52%
Unemployed3%
No qualifications3%

Housing tenure (Census 2021)

Private rent51%
Social rent2%

vs. London

Income vs London+18.1%
Price vs London+68.3%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
88
Live planning apps (800m)
44
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
61
Planning apps (3 years)
42
Local approval rate
80%
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)
119
Largest scheme
112 homes · 300, Harrow Road, W2 5HG
Pipeline pressure
NONE

Named schemes (500m)

ELNATHAN MEWS, W244 homes
completed
1, 1, WARRINGTON GARDENS, W939 homes
completed
111B, 111B, Shirland Road, W9 2EL31 homes
completed
14-20, 14-20, BRISTOL MEWS, 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£875,000)

£31,250

Standard buyer

£31,250

First-time buyer

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 W9 1HE

Full postcodeW9 1HE
Postcode districtW9
BoroughLondon Borough of Westminster
WardMaida Vale
Latitude51.526618
Longitude-0.188061
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