The bottom line
W9 2BE offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families and Investors.
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Toggle the things that matter to you — see how W9 2BE scores on each.
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Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for W9 2BE
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Postcode Personality
“High-connectivity investment target”
How W9 2BE has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
95
Education score
Primary
St Peter's CofE School
Outstanding · Inspected Jun 2023 · 3 min walk
KS2: 106.2
Secondary
Westminster Academy
Good · Inspected Oct 2023 · 7 min walk
100% of local schools rated Good or Outstanding · based on 32 schools within 1.5km
Childcare
Childcare
Mary Paterson Nursery School
Not inspected · 7 min walk
14 primaries · 2 secondaries · 3 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
96.7 incidents per 1,000 residents
-78% vs borough
Crime by type
Road safety
100
Road safety score
0
Accidents (5yr)
13
Serious within 200m
Fire risk
LOW
Risk band
0
Incidents (1yr)
0
Incidents (5yr)
Nearest station: North Kensington Fire Station · 833m
Crime is +49% above London average
Property
Prices, sales volume and market trends
Property
Prices, sales volume and market trends
EPC breakdown
Based on 23 properties · Confidence: medium
Street mix
LHA rates — Inner North London
Current mortgage rates
Bank of England (monthly average)
Affordability
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
2013–2017 · CAGR
+-3.4%
Total change
-13%
Market Activity
Price Velocity & Acceleration
Current Velocity
-12.9%
per year
Acceleration
+0.00
change in velocity
Market State
Downturn
Price Distribution
P25: £600k–£700k · P75: £500k–£600k · 5 sales
Property Type Mix
Total: 5 sales
By decade
2010s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Help-to-Buy recovery | 2013–2013 | £640k | £640k | +0% | 1 |
| Brexit uncertainty | 2017–2017 | £558k | £558k | +0% | 4 |
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Strong Buyer's Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 4
Good
Nearby stations
58
Walkability score
117
Footpaths (500m)
10
Santander docks (800m)
0.1 km
Nearest cycle dock
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
23
Car parks (800m)
8
EV chargers (800m)
Nearby car parks
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Barn Elms Wetland Centre SSSI — 5.3 km
Energy
Ground stability
Geology: SAND AND GRAVEL
Subsidence risk: Low
Shrink-swell: Low
Running sand risk: Medium
Landslide records (2km): 1
Landslide susceptibility: Low
Insurance risk
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
MEANWHILE GARDEN MEDICAL CENTRE
UNIT 5, 1-31 ELKSTONE ROAD, W10 5NT
3 min walk
69%
Recommend GP
69%
Overall GP experience
10
GPs within 1km
10
Dentists within 1km
3
Care homes (1km)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
56
Parks (1km)
51
Restaurants (800m)
27
Cafes (800m)
4
Pubs (400m)
6
Pharmacies (800m)
6
Gyms (1km)
9
Sports (1km)
11
Convenience
Nightlife (500m)
0
Nightclubs
4
Late-night venues
1
Libraries (1km)
0
Cinemas (2km)
697m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby pharmacies
Nearby health
Business
Local businesses registered here
Business
Local businesses registered here
High street
AHigh street health
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
70
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Future outlook
48.2
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 3/10
More deprived than average
Index of Multiple Deprivation
Rank: 8,862 nationally
2,452
Est. population
20,921/km²
57%
Employed
51%
Degree educated
£36,100
Median income
4.6%
Claimant rate
32
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
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