Maida Vale · Westminster · Queen's Park and Maida Vale constituency · 51.52911, -0.18400

W9 1PB— Maida Vale, Westminster

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 68/100Transport 63/100Yield 4.88%

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
71
Safety
68
Schools
100
Transport
63
Environment
62
Investment
76

The bottom line

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

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Location

W9 1PB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for W9 1PB

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

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“High-connectivity investment target”

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How W9 1PB 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 · 3 min walk

KS2: 107.3

—

Secondary

St George's Catholic School

Not yet inspected · Inspected Jan 2025 · 6 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 · 13 min walk

8 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)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Paddington Fire Station · 1.0km

Crime is +67% above London average

Property

Prices, sales volume and market trends

Avg floor area98.3 m²

EPC breakdown

A
8%
B
2%
C
7%
D
17%
E
1%
F
1%

Based on 36 properties · Confidence: high

Street mix

Terraced 90%Flat 5%Other 5%

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£245,750
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
RoofFlat, limited insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £1,107
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2020 · CAGR

+7.6%

Total change

+400%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.5%

per year

Acceleration

+3.09

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £500k–£600k · 19 sales

Property Type Mix

Total: 19 sales

Terraced94.7%
Flat/maisonette5.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1999£175k£244k+39.4%2
Post-dot-com plateau2001–2002£313k£355k+13.6%1.5
Pre-crash peak2006–2006£525k£525k+0%1
GFC & correction2009–2012£493k£558k+13.2%1.5
Help-to-Buy recovery2014–2016£950k£1.06m+11.8%1.3
Brexit uncertainty2017–2019£950k£897k-5.6%1.5
Pandemic surge2020–2020£875k£875k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.7% alpha

Terraced+0.7% α
Local
8.1%
District
7.4%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
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 StationBakerloo line
1.4 min walk
Kilburn High Road

Nearby stations

Maida Vale Underground StationBakerloo
2 min walk
Warwick Avenue Underground StationBakerloo
8 min walk
St. John's Wood Underground StationJubilee
12 min walk
Kilburn Park Underground StationBakerloo
12 min walk
Kilburn High Road Rail StationLioness
13 min walk
No bus stops within 400m

59

Walkability score

92

Footpaths (500m)

9

Santander docks (800m)

0.1 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

35

Car parks (800m)

24

EV chargers (800m)

Total spaces (800m)65
Nearest car park126m
Santander docks (800m)9
Nearest cycle dock0.1 km

Nearby car parks

🅿️
NCP Car Park London Maida Vale65 spaces
249m

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

Nearest SSSI: Hampstead Heath Woods SSSI — 4.5 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

6

GPs within 1km

7

Dentists within 1km

3

Care homes (1km)

Nearest hospitalHospital of St John and St Elizabeth · 778 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 3.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

140

Parks (1km)

20

Restaurants (800m)

17

Cafes (800m)

2

Pubs (400m)

4

Pharmacies (800m)

4

Gyms (1km)

33

Sports (1km)

4

Convenience

Nearest supermarketAl-Shaheen Supermarket · 170 m
25 tennis courts1 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

500m

Post office

Nearby shops

Local Supermarket141 m
Supersave Food And Wine146 m
Elgin Market151 m
Soloman Supermarket171 m

Nearby cafes

The Peppermint145 m
SO Café151 m
Chai Chee176 m
GAIL's177 m

Nearby restaurants

Banana Tree136 m
Thai Rice175 m
Sushi Murasaki406 m
Chelo422 m

Nearby pubs

Elgin178 m
Warrington223 m
Cru '78500 m
The Eagle522 m

Nearby gyms

Paddington Sports Club484 m
Paddington Recreation Ground Fitness Suite495 m
Iyengar Yoga Maida Vale511 m
Pilates Tonic676 m

Nearby pharmacies

Vineyard Pharmacy173 m
Holmes Chemist390 m
Boots523 m
Remedy's Pharmacy526 m

Nearby health

Elgin Dental Care155 m
Maida Smiles195 m
Monet Beauty Clinic211 m
Maida Vale Medical Centre305 m
Food hygiene (5-star)50% of 84

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

76

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 score22/100
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

51

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route6,896m
Crossrail 2 route3,486m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
176
Live planning apps (800m)
51
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
114
Planning apps (3 years)
68
Local approval rate
74%
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)
12
Largest scheme
113 homes · 20, 20, ABBEY ROAD, NW8
Pipeline pressure
NONE

Named schemes (500m)

TELEPHONE EXCHANGE, 17, TELEPHONE EXCHANGE, 17, HALL ROAD, NW850 homes
completed
Leonora House, 49, Leonora House, 49, Lanark Road, W9 1DG21 homes
completed
88-90, 88-90, RANDOLPH AVENUE, W913 homes
completed
187-189, 187-189, SUTHERLAND AVENUE, W911 homes
completed
250-252, 250-252, ELGIN AVENUE, W910 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 1PB

Full postcodeW9 1PB
Postcode districtW9
BoroughLondon Borough of Westminster
WardMaida Vale
Latitude51.529109
Longitude-0.183997
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