Maida Vale · Westminster · Queen's Park and Maida Vale constituency · 51.53111, -0.18562

W9 1QS— Maida Vale, Westminster

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 76/100Transport 54/100Yield 4.88%

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
70
Safety
76
Schools
100
Transport
54
Environment
62
Investment
74

The bottom line

W9 1QS offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Investors who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

W9 1QS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+6.9% vs London avg
vs London crime-11.0% vs London avg

Deep-dive guides for W9 1QS

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

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

“The family fortress”

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How W9 1QS 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 · 6 min walk

KS2: 107.3

—

Secondary

St George's Catholic School

Not yet inspected · Inspected Jan 2025 · 3 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 · 11 min walk

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

Safety

2 Jun

Crime rates and local incidents

Low crime

58.0 incidents per 1,000 residents

Better than 56% of London
↑ Rising 163.6%

-87% vs borough

Crime by type

Anti-social behaviour28%
Other24%
Violence & sexual offences16%
Vehicle crime15%
Drug offences7%
Burglary7%
Theft3%
Robbery2%

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 · 1.2km

Crime is 11% below London average

Property

Prices, sales volume and market trends

Avg floor area57.4 m²

EPC breakdown

C
45%
D
7%
E
3%

Based on 55 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

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£143,500
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
WallsSystem built, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £805
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2023 · CAGR

+6.1%

Total change

+368%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.1%

per year

Acceleration

-1.59

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £350k–£400k · 46 sales

Property Type Mix

Total: 46 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£70k£104k+48.9%2
Post-dot-com plateau2001–2004£144k£218k+51.4%4.2
Pre-crash peak2005–2007£221k£215k-2.7%2
GFC & correction2008–2009£252k£235k-6.6%3
Help-to-Buy recovery2013–2014£268k£420k+56.7%1
Brexit uncertainty2017–2019£395k£375k-5.2%1.3
Pandemic surge2020–2021£355k£343k-3.5%1.5
Rate-rise correction2023–2023£325k£325k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1% alpha

Flat/maisonette-1% α
Local
4.9%
District
5.9%

CAGR over 24yr 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
Seasonal Timing6
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
1.8 min walk
Kilburn High Road

Nearby stations

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

58

Walkability score

69

Footpaths (500m)

6

Santander docks (800m)

0.2 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

39

Car parks (800m)

21

EV chargers (800m)

Total spaces (800m)65
Nearest car park22m
Santander docks (800m)6
Nearest cycle dock0.2 km

Nearby car parks

🅿️
NCP Car Park London Maida Vale65 spaces
490m

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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 1.8 km away✗ Not Green Belt✗ Not AONB29% green spaceTree canopy: 70%
More green space than 84% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 4.4 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

5

GPs within 1km

7

Dentists within 1km

3

Care homes (1km)

Nearest hospitalHospital of St John and St Elizabeth · 776 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 2.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

145

Parks (1km)

25

Restaurants (800m)

16

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

7

Gyms (1km)

37

Sports (1km)

4

Convenience

Nearest supermarketAl-Shaheen Supermarket · 89 m
25 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)

1

Cinemas (2km)

513m

Post office

Nearby shops

Soloman Supermarket99 m
Elgin Market107 m
Local Supermarket112 m
Supersave Food And Wine128 m

Nearby cafes

Chai Chee91 m
Starbucks110 m
GAIL's119 m
The Peppermint125 m

Nearby restaurants

Thai Rice115 m
Banana Tree147 m
Kotta Sushi347 m
Sushi Murasaki481 m

Nearby pubs

Elgin79 m
Carlton Tavern418 m
Warrington470 m
The Clifton535 m

Nearby gyms

Iyengar Yoga Maida Vale299 m
Paddington Recreation Ground Fitness Suite346 m
Pilates Tonic498 m
St. Augustine's Sports Centre601 m

Nearby pharmacies

Vineyard Pharmacy112 m
Holmes Chemist365 m
Hodgetts Chemist732 m
Remedy's Pharmacy768 m

Nearby health

Monet Beauty Clinic106 m
Elgin Dental Care161 m
Maida Vale Medical Centre335 m
Maida Smiles438 m
Food hygiene (5-star)44% of 85

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

74

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

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+15.3%

Rent growth (1yr)

Market liquidity

Future outlook

44.9

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,112m
Crossrail 2 route3,642m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
153
Live planning apps (800m)
52
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
80
Planning apps (3 years)
62
Local approval rate
73%
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)
19
Largest scheme
195 homes · Oxford Road, NW6 5SN
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
250-252, 250-252, ELGIN AVENUE, W910 homes
completed
1-15, 1-15, ANDOVER PLACE, NW610 homes
completed
Lincoln Court, 42, Lincoln Court, 42, Maida Vale, W9 1RP6 homes
completed
Garages to rear of Helmsdale House, 43, Garages to rear of Helmsdale House, 43, Carlton Vale, NW6 5EN6 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 1QS

Full postcodeW9 1QS
Postcode districtW9
BoroughLondon Borough of Westminster
WardMaida Vale
Latitude51.531113
Longitude-0.185619
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