Maida Vale · Westminster · Queen's Park and Maida Vale constituency · 51.52974, -0.18828

W9 1LN— Maida Vale, Westminster

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 68/100Transport 63/100Low yield 2.74%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
71
Safety
68
Schools
60
Transport
63
Environment
63
Investment
47

The bottom line

W9 1LN offers exceptional schools (100% Good/Outstanding) and low crime at £1,150,000 median — a strong choice for Families.

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Location

W9 1LN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price+121.2% vs London avg
vs London income+9.3% vs London avg
vs London crime+67.0% vs London avg

Deep-dive guides for W9 1LN

🛡️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 1LN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St Augustines Federated Schools: CofE Primary School

Not yet inspected · Inspected Apr 2025 · 7 min walk

KS2: 104.6

—

Secondary

St George's Catholic School

Not yet inspected · Inspected Jan 2025 · 5 min walk

P8: +0.70A8: 55.9

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 · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

108.6 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 1572.7%

-75% vs borough

Crime by type

Other25%
Anti-social behaviour22%
Violence & sexual offences22%
Vehicle crime13%
Drug offences8%
Burglary8%
Theft2%
Robbery1%

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 · 1.1km

Crime is +67% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£1,150,000

Median sale price

Top 10% — 121% above London median

£1,150,000 is 121% above the London median (£520,000)

+27.8%

This year

Flat

Dominant type

Price history

5-year change
+21.1%
Sales (24 months)5
New build0.0%
Avg flat£1,150,000
Price per m²£12,144/m²
Price per ft²£1,128/ft²
Avg floor area95.7 m²

EPC breakdown

C
10%
D
8%
E
1%

Based on 19 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

Stamp duty

Standard buyer£56,250
First-time buyerFTB
£56,250
Additional propertyBTL/2nd
£90,750

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

25.1×

Price-to-income

£5,753/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield852 kWh/kWp/yr
Rebuild cost estimate£239,250
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 EAnnual charge £1,107
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.1%

Total change

+692%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.3%

per year

Acceleration

-39.64

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £200k–£250k · 49 sales

Property Type Mix

Total: 49 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£142k£238k+67.3%2
Post-dot-com plateau2001–2004£406k£490k+20.7%2.3
Pre-crash peak2005–2007£400k£665k+66.2%2.3
GFC & correction2008–2012£625k£902k+44.3%1.6
Help-to-Buy recovery2014–2016£1.15m£1.11m-3%2
Brexit uncertainty2017–2019£1.19m£894k-24.9%1.7
Pandemic surge2020–2021£1.27m£950k-25.5%1
Rate-rise correction2022–2022£900k£900k+0%1
Current market2024–2025£1.20m£1.12m-6.3%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.7% alpha

Flat/maisonette+0.7% α
Local
6.7%
District
6%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
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
2.1 min walk
Kilburn High Road

Nearby stations

Maida Vale Underground StationBakerloo
2 min walk
Kilburn Park Underground StationBakerloo
9 min walk
Warwick Avenue Underground StationBakerloo
10 min walk
Kilburn High Road Rail StationLioness
11 min walk
Kilburn High RoadNational Rail
11 min walk
No bus stops within 400m

58

Walkability score

103

Footpaths (500m)

4

Santander docks (800m)

0.3 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

37

Car parks (800m)

27

EV chargers (800m)

Total spaces (800m)65
Nearest car park82m
Santander docks (800m)4
Nearest cycle dock0.3 km

Nearby car parks

🅿️
NCP Car Park London Maida Vale65 spaces
538m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 1.9 km away✗ Not Green Belt✗ Not AONB33% green spaceTree canopy: 70%
More green space than 88% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 4.6 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

11 min walk

5

GPs within 1km

7

Dentists within 1km

6

Care homes (1km)

Nearest hospitalHospital of St John and St Elizabeth · 1.0 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 3.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

139

Parks (1km)

15

Restaurants (800m)

11

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

7

Gyms (1km)

36

Sports (1km)

6

Convenience

Nearest supermarketAl-Shaheen Supermarket · 204 m
24 tennis courts1 swimming pools4 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

0

Libraries (1km)

0

Cinemas (2km)

613m

Post office

Nearby shops

Soloman Supermarket187 m
Supersave Food And Wine188 m
Local Supermarket220 m
La Piccola Deli267 m

Nearby cafes

Starbucks155 m
GAIL's161 m
SO Café173 m
Chai Chee191 m

Nearby restaurants

Thai Rice166 m
Banana Tree184 m
Chelo263 m
Sushi Murasaki268 m

Nearby pubs

Elgin208 m
Carlton Tavern336 m
Warrington459 m
Marian Bar543 m

Nearby gyms

Paddington Recreation Ground Fitness Suite200 m
Iyengar Yoga Maida Vale274 m
Paddington Sports Club379 m
St. Augustine's Sports Centre553 m

Nearby pharmacies

Vineyard Pharmacy171 m
Holmes Chemist589 m
Browns Chemist605 m
Boots774 m

Nearby health

Maida Vale Medical Centre125 m
Elgin Dental Care157 m
Monet Beauty Clinic322 m
Shirland Dental Practice434 m
Food hygiene (5-star)50% of 64

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

47

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.7%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£2,622London avg: £1,950/mo
Gross yield
2.7% (low)London avg: 3.8%Below average yield — bottom 69%
Gentrification score26/100
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

67

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,186m
Crossrail 2 route3,791m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,727 nationally

1,694

Est. population

17,657/km²

55%

Employed

52%

Degree educated

£45,900

Median income

3.9%

Claimant rate

Urban coreVery high densityMixed

33

Community stability

Age profile

20%
27%
23%
19%
Under 1820%
18–3427%
35–4923%
50–6419%
65+11%

Tenure

15%
16%
40%
29%
Own outright15%
Own (mortgage)16%
Private rent40%
Social rent29%
Shared ownership1%

Ethnicity

26%
27%
16%
19%
White British26%
White Other27%
Asian16%
Black6%
Mixed5%
Other19%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine12%
No car household62%
Unemployed6%
No qualifications14%

Housing tenure (Census 2021)

Private rent40%
Social rent29%

vs. London

Income vs London+9.3%
Price vs London+121.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
93
Live planning apps (800m)
43
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
54
Planning apps (3 years)
40
Local approval rate
72%
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)
6
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)

Dev Site At 221-235 Lanark Rd, Land To N Scottish Towers, Dev Site At 221-235 Lanark Rd, Land To N Scottish Towers, Maida Vale, W973 homes
completed
SYNAGOGUE SITE, 131, SYNAGOGUE SITE, 131, ELGIN AVENUE, W912 homes
completed
7, 7, RANDOLPH GARDENS, NW612 homes
completed
250-252, 250-252, ELGIN AVENUE, W910 homes
completed
1-15, 1-15, ANDOVER PLACE, NW610 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 (£1,150,000)

£56,250

Standard buyer

£56,250

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 1LN

Full postcodeW9 1LN
Postcode districtW9
BoroughLondon Borough of Westminster
WardMaida Vale
Latitude51.529742
Longitude-0.188283
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