Maida Vale · Westminster · Queen's Park and Maida Vale constituency · 51.53174, -0.18787

W9 1PF— Maida Vale, Westminster

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 77/100Transport 53/100Yield 5.29%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
69
Safety
77
Schools
60
Transport
53
Environment
61
Investment
56

The bottom line

W9 1PF offers exceptional schools (100% Good/Outstanding) and low crime at £595,000 median — a strong choice for Families.

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Location

W9 1PF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price+14.4% vs London avg
vs London income+6.9% vs London avg
vs London crime-19.0% vs London avg

Deep-dive guides for W9 1PF

🛡️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 1PF 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 · 5 min walk

KS2: 104.6

—

Secondary

St George's Catholic School

Not yet inspected · Inspected Jan 2025 · 2 min walk

P8: +0.70A8: 55.9

100% of local schools rated Good or Outstanding · based on 25 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Granville Plus Nursery School

Good · 9 min walk

7 primaries · 3 secondaries · 0 childcare — within 1km

Safety

2 Jun

Crime rates and local incidents

Low crime

52.5 incidents per 1,000 residents

Better than 60% of London
↑ Rising 150.0%

-88% vs borough

Crime by type

Anti-social behaviour27%
Other27%
Violence & sexual offences15%
Vehicle crime14%
Drug offences7%
Burglary7%
Theft2%
Robbery2%

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 · 1.3km

Crime is 19% below 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.

£595,000

Median sale price

Above London median by 14%

£595,000 is 14% above the London median (£520,000)

+19.2%

This year

Flat

Dominant type

Price history

5-year change
+0.8%
Sales (24 months)5
New build0.0%
Avg terraced£430,000
Avg flat£627,500
Price per m²£9,706/m²
Price per ft²£902/ft²
Avg floor area67.1 m²

EPC breakdown

B
1%
C
71%
D
64%
E
8%
F
2%

Based on 146 properties · Confidence: high

Street mix

Terraced 7%Detached 1%Flat 91%Other 1%

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£17,250
First-time buyerFTB
£8,500
Additional propertyBTL/2nd
£35,100

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

13.3×

Price-to-income

£2,976/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield852 kWh/kWp/yr
Rebuild cost estimate£167,750
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band CAnnual charge £805
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.1%

Total change

+484%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.5%

per year

Acceleration

-13.16

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £600k–£700k · 123 sales

Property Type Mix

Total: 123 sales

Detached0.8%
Terraced6.5%
Flat/maisonette92.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£108k£290k+169.8%5.3
Post-dot-com plateau2001–2004£350k£297k-15.3%5.2
Pre-crash peak2005–2007£345k£422k+22.2%6.3
GFC & correction2008–2012£425k£420k-1.2%3.6
Help-to-Buy recovery2013–2016£2.40m£1.99m-17%3
Brexit uncertainty2017–2019£910k£615k-32.4%2.3
Pandemic surge2020–2021£2.23m£590k-73.6%2.5
Rate-rise correction2022–2022£593k£593k+0%2
Current market2024–2025£650k£628k-3.5%3.5

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

66out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing12
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
3.2 min walk
Kilburn High Road

Nearby stations

Maida Vale Underground StationBakerloo
3 min walk
Kilburn Park Underground StationBakerloo
7 min walk
Kilburn High Road Rail StationLioness
9 min walk
Kilburn High RoadNational Rail
9 min walk
Warwick Avenue Underground StationBakerloo
12 min walk
No bus stops within 400m

57

Walkability score

104

Footpaths (500m)

5

Santander docks (800m)

0.3 km

Nearest cycle dock

Central London commute times

London Bridge ★38 min
Victoria40 min ↑
Waterloo40 min ↑
Canary Wharf48 min ↑
City44 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

35

Car parks (800m)

22

EV chargers (800m)

Total spaces (800m)65
Nearest car park81m
Santander docks (800m)5
Nearest cycle dock0.3 km

Nearby car parks

🅿️
NCP Car Park London Maida Vale65 spaces
646m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 2.0 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 70%
More green space than 82% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 4.3 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

8 min walk

6

GPs within 1km

7

Dentists within 1km

4

Care homes (1km)

Nearest hospitalHospital of St John and St Elizabeth · 911 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 2.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

145

Parks (1km)

24

Restaurants (800m)

15

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

8

Gyms (1km)

37

Sports (1km)

6

Convenience

Nearest supermarketAl-Shaheen Supermarket · 229 m
24 tennis courts1 swimming pools4 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)

1

Cinemas (2km)

552m

Post office

Nearby shops

Soloman Supermarket227 m
Supersave Food And Wine253 m
Local Supermarket258 m
Elgin Market273 m

Nearby cafes

Starbucks210 m
Park Café214 m
Chai Chee222 m
GAIL's226 m

Nearby restaurants

Thai Rice226 m
Banana Tree267 m
Kish424 m
Carluccio's448 m

Nearby pubs

Elgin222 m
Carlton Tavern251 m
Queens Arms398 m
The Studio475 m

Nearby gyms

Iyengar Yoga Maida Vale129 m
Paddington Recreation Ground Fitness Suite213 m
St. Augustine's Sports Centre430 m
Pilates Tonic536 m

Nearby pharmacies

Vineyard Pharmacy226 m
Holmes Chemist512 m
Hodgetts Chemist698 m
Browns Chemist743 m

Nearby health

Elgin Dental Care262 m
Monet Beauty Clinic274 m
Maida Vale Medical Centre349 m
The Dental Design Studio361 m
Food hygiene (5-star)50% of 91

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

56

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
5.3% (good)London avg: 3.8%Strong yield — top 17% of London
Gentrification score21/100
Right-to-buy sales (5yr)Owner-occupier growth signal44
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+15.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

53.8

Price growth score

C
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,281m
Crossrail 2 route3,809m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,370 nationally

2,001

Est. population

30,000/km²

55%

Employed

44%

Degree educated

£44,900

Median income

4.5%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

28

Community stability

Age profile

26%
27%
20%
19%
Under 1826%
18–3427%
35–4920%
50–6419%
65+9%

Tenure

39%
46%
Own outright8%
Own (mortgage)6%
Private rent39%
Social rent46%
Shared ownership1%
Rent free1%

Ethnicity

28%
21%
23%
White British28%
White Other21%
Asian12%
Black7%
Mixed9%
Other23%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine19%
No car household67%
Unemployed8%
No qualifications19%

Housing tenure (Census 2021)

Social rent46%
Private rent39%

vs. London

Income vs London+6.9%
Price vs London+14.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
108
Live planning apps (800m)
36
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
51
Planning apps (3 years)
45
Local approval rate
71%
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)
20
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
7, 7, RANDOLPH GARDENS, NW612 homes
completed
1-15, 1-15, ANDOVER PLACE, NW610 homes
completed
250-252, 250-252, ELGIN AVENUE, W910 homes
completed
Garages to rear of Keith House, 47, Garages to rear of Keith House, 47, Carlton Vale, NW6 5EX6 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 (£595,000)

£17,250

Standard buyer

£8,500

First-time buyer

Save £8,750

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 1PF

Full postcodeW9 1PF
Postcode districtW9
BoroughLondon Borough of Westminster
WardMaida Vale
Latitude51.531741
Longitude-0.187872
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