Harrow Road · Westminster · Queen's Park and Maida Vale constituency · 51.52395, -0.19635

W9 2BF— Harrow Road, Westminster

Location and area intelligence for W9 2BF, Harrow Road, Westminster

High-connectivity investment target

 

Schools 91%Safety 71/100Transport 49/100Yield 4.88%⚠ Knotweed sites nearby

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
68
Safety
71
Schools
100
Transport
49
Environment
72
Investment
74

The bottom line

W9 2BF offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Investors who can accept its trade-offs.

The catch: 3 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

W9 2BF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+18.1% vs London avg
vs London crime+30.0% vs London avg

Deep-dive guides for W9 2BF

🛡️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 2BF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

St Peter's CofE School

Outstanding · Inspected Jun 2023 · 1 min walk

KS2: 106.2

★★★

Secondary

Paddington Academy

Outstanding · Inspected Mar 2023 · 4 min walk

P8: +0.84A8: 57.5

100% of local schools rated Good or Outstanding · based on 31 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Mary Paterson Nursery School

Not inspected · 7 min walk

12 primaries · 2 secondaries · 2 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

84.8 incidents per 1,000 residents

Higher crime than 64% of London
↑ Rising 1170.0%

-81% vs borough

Crime by type

Other28%
Violence & sexual offences25%
Anti-social behaviour24%
Vehicle crime11%
Burglary5%
Drug offences3%
Theft3%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

11

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Paddington Fire Station · 1.0km

Crime is +30% above London average

Property

Prices, sales volume and market trends

Avg floor area124.9 m²

EPC breakdown

B
8%

Based on 8 properties · Confidence: low

Street mix

Terraced 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 yield853 kWh/kWp/yr
Rebuild cost estimate£312,250
Rebuild cost per m²£2,500/m²

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

Construction era2016
WallsAverage thermal transmittance 0.18 W/m²K
RoofAverage thermal transmittance 0.15 W/m²K
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band DAnnual charge £906
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2016–2022 · CAGR

+-3.1%

Total change

-17%

Market Activity

Price Velocity & Acceleration

Current Velocity

+63.5%

per year

Acceleration

+119.19

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £700k+ · 11 sales

Property Type Mix

Total: 11 sales

Terraced100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2016–2016£1.39m£1.39m+0%8
Pandemic surge2020–2021£1.59m£707k-55.6%1
Rate-rise correction2022–2022£1.16m£1.16m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Westbourne Park Underground StationCircle line
5.5 min walk
Queens Park (London)

Nearby stations

Westbourne Park Underground StationCircle · Hammersmith & City
6 min walk
Royal Oak Underground StationHammersmith & City · Circle
9 min walk
Warwick Avenue Underground StationBakerloo
11 min walk
Maida Vale Underground StationBakerloo
12 min walk
Ladbroke Grove Underground StationCircle · Hammersmith & City
15 min walk
No bus stops within 400m

58

Walkability score

109

Footpaths (500m)

10

Santander docks (800m)

0.3 km

Nearest cycle dock

Central London commute times

London Bridge41 min ↑
Victoria ★40 min
Waterloo41 min ↑
Canary Wharf51 min ↑
City45 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

26

Car parks (800m)

17

EV chargers (800m)

Nearest car park154m
Santander docks (800m)10
Nearest cycle dock0.3 km

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: 14.0 µg/m³ · PM2.5: 7.0 µg/m³
Better than 96% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.1 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 5.4 km

Energy

Solar: 853 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 yield852.5 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

MEANWHILE GARDEN MEDICAL CENTRE

UNIT 5, 1-31 ELKSTONE ROAD, W10 5NT

6 min walk

69%

Recommend GP

69%

Overall GP experience

6

GPs within 1km

7

Dentists within 1km

6

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 1.5 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 3.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

84

Parks (1km)

39

Restaurants (800m)

29

Cafes (800m)

0

Pubs (400m)

5

Pharmacies (800m)

3

Gyms (1km)

18

Sports (1km)

5

Convenience

No pubs within 400m — nearest: Angie's Free House (326 m)

Nearest supermarketWestbourne Nogs Grocery · 550 m
11 tennis courts4 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

798m

Post office

Nearby shops

Supermercado Portugal64 m
West 9 Food & Wine182 m
Al Khalil188 m
Latenight250 m

Nearby cafes

Cafe Mina65 m
Le Bijou Silvia65 m
Lord of Cakes76 m
Palm Cafe78 m

Nearby restaurants

Gusto Pizza80 m
Wraps & Wings82 m
Crispies87 m
Pars Persian Cuisine90 m

Nearby pubs

Angie's Free House326 m
The Union Tavern371 m
The Frankfort Arms475 m
The Lock and Lantern478 m

Nearby gyms

Burn LDN97 m
Harbour Club Notting Hill381 m
Academy Sport487 m
Paddington Sports Club538 m

Nearby pharmacies

Pitchkins & Currans152 m
Sumer Pharmacy214 m
Prince Chemist393 m
Browns Chemist410 m

Nearby health

The Elgin Clinic180 m
Dr. Leung Dental Surgery352 m
Harrow Road Dental Surgery353 m
Shirland Dental Practise355 m
Food hygiene (5-star)44% of 165

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

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 score29/100
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

50.6

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,372m
Crossrail 2 route4,207m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,450 nationally

1,498

Est. population

25,984/km²

67%

Employed

58%

Degree educated

£49,600

Median income

6.2%

Claimant rate

Inner cityVery high densityYoung professionals

29

Community stability

Age profile

16%
33%
25%
18%
Under 1816%
18–3433%
35–4925%
50–6418%
65+8%

Tenure

17%
47%
26%
Own outright10%
Own (mortgage)17%
Private rent47%
Social rent26%
Shared ownership1%
Rent free0%

Ethnicity

29%
27%
13%
White British29%
White Other27%
Asian13%
Black12%
Mixed9%
Other11%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine17%
No car household61%
Unemployed5%
No qualifications11%

Housing tenure (Census 2021)

Private rent47%
Social rent26%

vs. London

Income vs London+18.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
16
Live planning apps (800m)
25
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
31
Planning apps (3 years)
30
Local approval rate
81%
Borough approval rate
85%
Opportunity area
No
CIL rate (residential)
£500/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3

Housing pipeline (800m)

Homes approved
3
Under construction
0
Completed (3yr)
127
Largest scheme
235 homes · CARLTON GATE (PHASE 3), CARLTON GATE (PHASE 3), HARROW ROAD, W9 3TD
Pipeline pressure
LOW

Named schemes (500m)

CARLTON GATE (PHASE 3), CARLTON GATE (PHASE 3), HARROW ROAD, W9 3TD235 homes
completed
CARLTON GATE, CARLTON GATE, HARROW ROAD, W9218 homes
completed
EATON PLAZA, EATON PLAZA, ADMIRAL WALK, HARROW ROAD, W9145 homes
completed
300, Harrow Road, W2 5HG112 homes
completed
POLESWORTH HOUSE, POLESWORTH HOUSE, ALFRED ROAD, W2110 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
14.2%
Ward turnout
34%
Election year
2026
MP
Georgia Gould (Labour)
MP majority
14,913
Constituency
Queen's Park and Maida Vale

Councillors

Concia AlbertLabour
Regan HookLabour
Rhys ThomasLabour

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Key facts for W9 2BF

Full postcodeW9 2BF
Postcode districtW9
BoroughLondon Borough of Westminster
WardHarrow Road
Latitude51.523949
Longitude-0.196355
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