Little Venice · Westminster · Queen's Park and Maida Vale constituency · 51.52699, -0.18493

W9 1HR— Little Venice, Westminster

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

High-connectivity investment target

 

Top 5% LondonSchools 100%Safety 74/100Transport 61/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
75
Safety
74
Schools
100
Transport
61
Environment
62
Investment
60

The bottom line

W9 1HR offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

W9 1HR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+9.3% vs London avg
vs London crime+4.0% vs London avg

Deep-dive guides for W9 1HR

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

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Postcode Personality

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

“High-connectivity investment target”

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How W9 1HR 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 · 2 min walk

KS2: 107.3

—

Secondary

St George's Catholic School

Not yet inspected · Inspected Jan 2025 · 9 min walk

P8: +0.70A8: 55.9

100% of local schools rated Good or Outstanding · based on 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Granville Plus Nursery School

Good · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

67.5 incidents per 1,000 residents

Higher crime than 52% of London
↑ Rising 10300.0%

-85% vs borough

Crime by type

Other26%
Anti-social behaviour18%
Vehicle crime18%
Violence & sexual offences18%
Drug offences8%
Burglary5%
Theft4%
Robbery3%

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Paddington Fire Station · 773m

Crime is +4% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

W9 district median

£645,000

Based on 309 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£7,293/m²
Price per ft²£678/ft²
Avg floor area84.7 m²

EPC breakdown

C
35%
D
39%
E
3%
F
1%

Based on 78 properties · Confidence: high

Street mix

Terraced 3%Flat 97%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield852 kWh/kWp/yr
Rebuild cost estimate£211,750
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £1,309
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+3.7%

Total change

+195%

Market Activity

Price Velocity & Acceleration

Current Velocity

-33.1%

per year

Acceleration

-18.20

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £200k–£250k · 130 sales

Property Type Mix

Total: 130 sales

Terraced3.1%
Flat/maisonette96.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£200k£283k+41.2%5.7
Post-dot-com plateau2001–2004£389k£396k+1.8%6.5
Pre-crash peak2005–2007£465k£545k+17.2%6.3
GFC & correction2008–2012£623k£1.22m+96%3
Help-to-Buy recovery2013–2016£911k£1.45m+59.4%3.5
Brexit uncertainty2018–2019£1.06m£785k-25.9%4.5
Pandemic surge2020–2021£1.04m£1.27m+23%3.5
Rate-rise correction2022–2023£1.04m£883k-14.9%2
Current market2025–2025£590k£590k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.5% alpha

Flat/maisonette-2.5% α
Local
3.7%
District
6.2%

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

Buyer vs Seller Score

Composite market conditions index 0–100

68out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing19
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

Maida Vale Underground StationBakerloo
4 min walk
Warwick Avenue Underground StationBakerloo
5 min walk
Royal Oak Underground StationCircle · Hammersmith & City
11 min walk
Paddington (H&C Line)-UndergroundCircle · Hammersmith & City
14 min walk
Kilburn Park Underground StationBakerloo
14 min walk
No bus stops within 400m

59

Walkability score

151

Footpaths (500m)

12

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)

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Parking & EV

Car parks, spaces and charging points

32

Car parks (800m)

28

EV chargers (800m)

Total spaces (800m)65
Nearest car park70m
Santander docks (800m)12
Nearest cycle dock0.2 km

Nearby car parks

🅿️
NCP Car Park London Maida Vale65 spaces
260m

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: 1.5 km away✗ Not Green Belt✗ Not AONB31% green spaceTree canopy: 70%
More green space than 86% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 4.8 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

14 min walk

3

GPs within 1km

5

Dentists within 1km

4

Care homes (1km)

Nearest hospitalHospital of St John and St Elizabeth · 982 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 3.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

131

Parks (1km)

19

Restaurants (800m)

17

Cafes (800m)

3

Pubs (400m)

4

Pharmacies (800m)

3

Gyms (1km)

32

Sports (1km)

5

Convenience

Nearest supermarketAl-Shaheen Supermarket · 372 m
25 tennis courts1 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

261m

Post office

Nearby shops

Real Drinks267 m
La Piccola Deli333 m
Supersave Food And Wine334 m
Local Supermarket351 m

Nearby cafes

Toast266 m
SO Café325 m
The Peppermint336 m
GAIL's351 m

Nearby restaurants

The Red Pepper265 m
Chakra Little Venice267 m
Paulette275 m
Formosa Dining Room283 m

Nearby pubs

Warrington130 m
Prince Alfred287 m
Elgin382 m
The Hero393 m

Nearby gyms

Paddington Sports Club293 m
Little Venice Pilates & Physiotherapy438 m
Paddington Recreation Ground Fitness Suite579 m
Iyengar Yoga Maida Vale651 m

Nearby pharmacies

Vineyard Pharmacy355 m
Boots406 m
Remedy's Pharmacy458 m
Holmes Chemist622 m

Nearby health

Maida Smiles231 m
Maida Vale Medical Centre297 m
Elgin Dental Care309 m
Fortes Clinic395 m
Food hygiene (5-star)47% of 76

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
4.9% (good)London avg: 3.8%Strong yield — top 21% of London
Gentrification score25/100
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

71.5

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route6,829m
Crossrail 2 route3,501m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,604 nationally

1,540

Est. population

23,775/km²

66%

Employed

75%

Degree educated

£45,900

Median income

1.4%

Claimant rate

Urban coreVery high densityYoung professionals

31

Community stability

Age profile

17%
28%
26%
16%
13%
Under 1817%
18–3428%
35–4926%
50–6416%
65+13%

Tenure

22%
19%
53%
Own outright22%
Own (mortgage)19%
Private rent53%
Social rent6%
Shared ownership0%
Rent free0%

Ethnicity

31%
37%
13%
White British31%
White Other37%
Asian13%
Black2%
Mixed6%
Other11%

Employment & lifestyle

Managerial / professional62%
Routine / semi-routine5%
No car household61%
Unemployed6%
No qualifications7%

Housing tenure (Census 2021)

Private rent53%
Social rent6%

vs. London

Income vs London+9.3%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
144
Live planning apps (800m)
47
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
86
Planning apps (3 years)
50
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
0
Under construction
0
Completed (3yr)
10
Largest scheme
100 homes · CLARENDON COURT (6-30), CLARENDON COURT (6-30), MAIDA VALE, W9
Pipeline pressure
NONE

Named schemes (500m)

ELNATHAN MEWS, W244 homes
completed
1, 1, WARRINGTON GARDENS, W939 homes
completed
14, 14, CLIFTON VILLAS, W939 homes
completed
14-20, 14-20, BRISTOL MEWS, W926 homes
completed
Leonora House, 49, Leonora House, 49, Lanark Road, W9 1DG21 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 1HR

Full postcodeW9 1HR
Postcode districtW9
BoroughLondon Borough of Westminster
WardLittle Venice
Latitude51.526992
Longitude-0.184932
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