Maida Vale · Westminster · Queen's Park and Maida Vale constituency · 51.52696, -0.19644

W9 2BP— Maida Vale, Westminster

Location and area intelligence for W9 2BP, Maida Vale, Westminster

High-connectivity investment target

 

Schools 91%Safety 68/100Transport 50/100Yield 3.98%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
65
Safety
68
Schools
100
Transport
50
Environment
76
Investment
52

The bottom line

W9 2BP offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £790,000 median — strong value for Families who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

W9 2BP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price+51.9% vs London avg
vs London income-6.4% vs London avg
vs London crime+61.0% vs London avg

Deep-dive guides for W9 2BP

🛡️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 2BP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Essendine Primary School

Not yet inspected · 2 min walk

KS2: 108.4

★★★

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 27 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Mary Paterson Nursery School

Not inspected · 5 min walk

15 primaries · 4 secondaries · 3 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

104.6 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 1071.4%

-76% vs borough

Crime by type

Other31%
Violence & sexual offences22%
Anti-social behaviour17%
Vehicle crime8%
Robbery7%
Burglary7%
Drug offences6%
Theft2%

Road safety

100

Road safety score

0

Accidents (5yr)

5

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Paddington Fire Station · 1.2km

Crime is +61% above 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.

£790,000

Median sale price

Top 25% — 52% above London median

£790,000 is 52% above the London median (£520,000)

-29.1%

This year

Flat

Dominant type

Price history

5-year change
+13.5%
Sales (24 months)5
New build0.0%
Avg flat£790,000
Price per m²£11,416/m²
Price per ft²£1,061/ft²
Avg floor area71.2 m²

EPC breakdown

C
31%
D
20%

Based on 51 properties · Confidence: high

Street mix

Terraced 3%Flat 94%Other 3%

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£27,000
First-time buyerFTB
£27,000
Additional propertyBTL/2nd
£50,700

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

20.1×

Price-to-income

£3,952/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£178,000
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £906
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+6.8%

Total change

+618%

Market Activity

Price Velocity & Acceleration

Current Velocity

-36.8%

per year

Acceleration

-121.82

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £75k–£100k · 95 sales

Property Type Mix

Total: 95 sales

Terraced3.2%
Flat/maisonette96.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£79k£171k+116.8%5.6
Post-dot-com plateau2001–2004£195k£248k+26.9%5.2
Pre-crash peak2005–2007£250k£330k+32%5
GFC & correction2008–2012£333k£375k+12.8%1.8
Help-to-Buy recovery2013–2016£315k£530k+68.3%2
Brexit uncertainty2017–2018£707k£535k-24.3%1.5
Pandemic surge2020–2020£529k£529k+0%4
Rate-rise correction2023–2023£609k£609k+0%4
Current market2024–2026£485k£568k+17%1.7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.3% alpha

Flat/maisonette+1.3% α
Local
6.8%
District
5.5%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

71out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing10
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
Westbourne Park Underground StationCircle line
8.7 min walk
Queens Park (London)

Nearby stations

Westbourne Park Underground StationCircle · Hammersmith & City
9 min walk
Maida Vale Underground StationBakerloo
10 min walk
Kilburn Park Underground StationBakerloo
11 min walk
Warwick Avenue Underground StationBakerloo
12 min walk
Queens Park (London) Rail StationLioness
12 min walk
No bus stops within 400m

51

Walkability score

114

Footpaths (500m)

5

Santander docks (800m)

0.4 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

32

Car parks (800m)

20

EV chargers (800m)

Nearest car park136m
Santander docks (800m)5
Nearest cycle dock0.4 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: 2.3 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 70%
More green space than 78% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 5.0 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

KILBURN PARK MEDICAL CENTRE

6 MILE WALK, NW6 5HB

8 min walk

72%

Recommend GP

72%

Overall GP experience

9

GPs within 1km

5

Dentists within 1km

7

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 1.6 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 3.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

137

Parks (1km)

35

Restaurants (800m)

26

Cafes (800m)

0

Pubs (400m)

4

Pharmacies (800m)

4

Gyms (1km)

30

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Caramel (364 m)

Nearest supermarketWestbourne Nogs Grocery · 885 m
21 tennis courts5 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

0

Libraries (1km)

0

Cinemas (2km)

840m

Post office

Nearby shops

Elgin Food and Wine184 m
Rose Food& Wine392 m
Supermercado Portugal395 m
Hamish 2410 m

Nearby cafes

The Bread Boutique55 m
Noamans Cafe73 m
Blakes97 m
Sarah Leen101 m

Nearby restaurants

Big Pizza and Chicken60 m
Mourjam72 m
Domino's86 m
George's Fish Bar94 m

Nearby pubs

Caramel364 m
Marian Bar451 m
The Frankfort Arms497 m
Angie's Free House531 m

Nearby gyms

Burn LDN244 m
Paddington Sports Club469 m
Paddington Recreation Ground Fitness Suite592 m
Jubilee Community Leisure Centre666 m

Nearby pharmacies

Browns Chemist75 m
Pitchkins & Currans234 m
Prince Chemist469 m
Sumer Pharmacy501 m

Nearby health

Shirland Dental Practise59 m
W9 Dental Health132 m
The Elgin Clinic282 m
Shirland Dental Practice282 m
Food hygiene (5-star)45% of 143

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

52

Investment score

Moderate

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
4.0% (average)London avg: 3.8%Above average yield
Gentrification score26/100
Right-to-buy sales (5yr)Owner-occupier growth signal44
Sales last 12 months2

Rental market

Very High

Demand

Very 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

52.3

Price growth score

C
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,526m
Crossrail 2 route4,282m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,318 nationally

2,352

Est. population

28,412/km²

54%

Employed

46%

Degree educated

£39,300

Median income

5.4%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

32

Community stability

Age profile

21%
28%
22%
19%
Under 1821%
18–3428%
35–4922%
50–6419%
65+11%

Tenure

31%
51%
Own outright7%
Own (mortgage)10%
Private rent31%
Social rent51%
Shared ownership1%
Rent free0%

Ethnicity

23%
21%
13%
15%
21%
White British23%
White Other21%
Asian13%
Black14%
Mixed7%
Other21%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine19%
No car household67%
Unemployed5%
No qualifications19%

Housing tenure (Census 2021)

Social rent51%
Private rent31%

vs. London

Income vs London-6.4%
Price vs London+51.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
17
Live planning apps (800m)
20
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
25
Planning apps (3 years)
20
Local approval rate
76%
Borough approval rate
85%
Opportunity area
No
CIL rate (residential)
£500/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
3
Under construction
0
Completed (3yr)
158
Largest scheme
236 homes · Gloucester House and Durham Court, Gloucester House and Durham Court, Kilburn Park Road, London, NW6 5XE
Pipeline pressure
LOW

Named schemes (500m)

Argo Business Centre,, Argo Business Centre,, Kilburn Park Road, London, NW6 5LF93 homes
completed
325, 325, Harrow Road, W9 3RB63 homes
completed
HERMES POINT, 16, HERMES POINT, 16, CHIPPENHAM ROAD, W958 homes
completed
5, 5, Chippenham Gardens, NW6 5LH52 homes
completed
5-9 Chippenham Gardens, London, NW6 5LH, 5-952 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 (£790,000)

£27,000

Standard buyer

£27,000

First-time buyer

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 2BP

Full postcodeW9 2BP
Postcode districtW9
BoroughLondon Borough of Westminster
WardMaida Vale
Latitude51.526963
Longitude-0.196437
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