Maida Vale · Westminster · Queen's Park and Maida Vale constituency · 51.52602, -0.19565

W9 2DB— Maida Vale, Westminster

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

High-connectivity investment target

 

Schools 92%Safety 68/100Transport 51/100Yield 4.88%⚠ Knotweed sites nearby

Best for: Families, Investors

Compare areas

Investment-grade — strong yield and growth signals

Liveability
66
Safety
68
Schools
100
Transport
51
Environment
76
Investment
73

The bottom line

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

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

Check your dealbreakers

Toggle the things that matter to you — see how W9 2DB scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how W9 2DB meets your needs.

Location

W9 2DB

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

Deep-dive guides for W9 2DB

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare W9 2DB with:

Postcode Personality

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

“High-connectivity investment target”

Share:WhatsAppShare on X

How W9 2DB 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 · 3 min walk

KS2: 108.4

★★★

Secondary

Paddington Academy

Outstanding · Inspected Mar 2023 · 3 min walk

P8: +0.84A8: 57.5

100% of local schools rated Good or Outstanding · based on 26 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Mary Paterson Nursery School

Not inspected · 6 min walk

14 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

98

Road safety score

2

Accidents (5yr)

5

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Paddington Fire Station · 1.1km

Crime is +61% above London average

Property

Prices, sales volume and market trends

Avg floor area55.2 m²

EPC breakdown

B
2%
C
24%
D
9%
E
6%
F
3%

Based on 44 properties · Confidence: high

Street mix

Terraced 14%Flat 81%Other 5%

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£138,000
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)
GlazingFully double glazed
Council tax band Band DAnnual charge £906
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+8.7%

Total change

+935%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.0%

per year

Acceleration

-46.72

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £600k–£700k · 20 sales

Property Type Mix

Total: 20 sales

Terraced15%
Flat/maisonette85%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£89k£126k+40.9%1.5
Post-dot-com plateau2001–2004£216k£1.37m+532.9%1.3
Pre-crash peak2006–2006£320k£320k+0%1
Help-to-Buy recovery2014–2014£1.71m£1.71m+0%2
Brexit uncertainty2018–2018£750k£750k+0%1
Pandemic surge2020–2021£625k£571k-8.6%1.5
Rate-rise correction2022–2023£873k£925k+6%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.9% alpha

Flat/maisonette+2.9% α
Local
8.8%
District
5.9%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position75

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 min walk
Kilburn High Road

Nearby stations

Westbourne Park Underground StationCircle · Hammersmith & City
8 min walk
Maida Vale Underground StationBakerloo
10 min walk
Warwick Avenue Underground StationBakerloo
11 min walk
Royal Oak Underground StationCircle · Hammersmith & City
11 min walk
Kilburn Park Underground StationBakerloo
13 min walk
No bus stops within 400m

54

Walkability score

110

Footpaths (500m)

6

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

33

Car parks (800m)

23

EV chargers (800m)

Nearest car park90m
Santander docks (800m)6
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: 2.2 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 70%
More green space than 80% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 5.1 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

10 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 · 3.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

129

Parks (1km)

40

Restaurants (800m)

29

Cafes (800m)

0

Pubs (400m)

5

Pharmacies (800m)

4

Gyms (1km)

33

Sports (1km)

4

Convenience

No pubs within 400m — nearest: Caramel (462 m)

Nearest supermarketWestbourne Nogs Grocery · 781 m
24 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)

761m

Post office

Nearby shops

Elgin Food and Wine131 m
Supermercado Portugal299 m
West 9 Food & Wine356 m
Al Khalil362 m

Nearby cafes

The Bread Boutique122 m
Noamans Cafe181 m
Billy's Caffe197 m
Blakes214 m

Nearby restaurants

Dhaba@49146 m
Big Pizza and Chicken177 m
Mourjam190 m
Domino's199 m

Nearby pubs

Caramel462 m
Angie's Free House488 m
The Hero516 m
The Frankfort Arms516 m

Nearby gyms

Burn LDN159 m
Paddington Sports Club414 m
Harbour Club Notting Hill595 m
Paddington Recreation Ground Fitness Suite640 m

Nearby pharmacies

Pitchkins & Currans182 m
Browns Chemist185 m
Sumer Pharmacy385 m
Prince Chemist467 m

Nearby health

Shirland Dental Practise120 m
Shirland Dental Practice243 m
The Elgin Clinic243 m
W9 Dental Health246 m
Food hygiene (5-star)45% of 148

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

73

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 score27/100
Right-to-buy sales (5yr)Owner-occupier growth signal44

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+15.3%

Rent growth (1yr)

Market liquidity

Future outlook

44

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,430m
Crossrail 2 route4,207m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
11
Live planning apps (800m)
20
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
27
Planning apps (3 years)
18
Local approval rate
70%
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)
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
Argo Business Centre,, Argo Business Centre,, Kilburn Park Road, London, NW6 5LF93 homes
completed
325, 325, Harrow Road, W9 3RB63 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

Live in W9 2DB? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for W9 2DB.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Westminster with nearby boroughs:

Westminster vs CamdenWestminster vs IslingtonWestminster vs Kensington And ChelseaWestminster vs Tower Hamlets

Similar postcodes

Frequently asked questions

📍 Track W9 2DB

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for W9 2DB

Full postcodeW9 2DB
Postcode districtW9
BoroughLondon Borough of Westminster
WardMaida Vale
Latitude51.526025
Longitude-0.195653
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