Harrow Road · Westminster · Queen's Park and Maida Vale constituency · 51.52460, -0.19283

W9 2DT— Harrow Road, Westminster

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

High-connectivity investment target

 

Schools 100%Safety 73/100Transport 46/100~5% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
68
Safety
73
Schools
100
Transport
46
Environment
77
Investment
57

The bottom line

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

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

W9 2DT

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+18.0% vs London avg

Deep-dive guides for W9 2DT

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

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Postcode Personality

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

“High-connectivity investment target”

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How W9 2DT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

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

Primary

Ark Atwood Primary Academy

Outstanding · Inspected Jun 2024 · 2 min walk

KS2: 107.7

★★★

Secondary

Paddington Academy

Outstanding · Inspected Mar 2023 · 1 min walk

P8: +0.84A8: 57.5

100% of local schools rated Good or Outstanding · based on 24 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Mary Paterson Nursery School

Not inspected · 9 min walk

10 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

76.8 incidents per 1,000 residents

Higher crime than 58% of London
↑ Rising 2240.0%

-83% vs borough

Crime by type

Other26%
Anti-social behaviour24%
Violence & sexual offences22%
Vehicle crime9%
Burglary9%
Drug offences3%
Theft3%
Robbery3%

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 · 830m

Crime is +18% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

W9 district median

£645,000

Based on 309 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£7,432/m²
Price per ft²£690/ft²
Avg floor area57.8 m²

EPC breakdown

B
1%
C
13%
D
5%
E
1%
F
1%

Based on 21 properties · Confidence: medium

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£144,500
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
WallsCavity wall, 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

2000–2025 · CAGR

+6.2%

Total change

+348%

Market Activity

Price Velocity & Acceleration

Current Velocity

+32.8%

per year

Acceleration

+36.55

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £300k–£350k · 8 sales

Property Type Mix

Total: 8 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£92k£92k+0%1
Post-dot-com plateau2002–2004£232k£230k-1.1%1.5
Help-to-Buy recovery2013–2016£323k£311k-3.7%1.5
Current market2025–2025£413k£413k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-3% alpha

Flat/maisonette-3% α
Local
3%
District
6%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Royal Oak Underground StationHammersmith & City line
8.1 min walk
Kilburn High Road

Nearby stations

Warwick Avenue Underground StationBakerloo
8 min walk
Royal Oak Underground StationHammersmith & City · Circle
8 min walk
Westbourne Park Underground StationCircle · Hammersmith & City
9 min walk
Maida Vale Underground StationBakerloo
9 min walk
Kilburn Park Underground StationBakerloo
14 min walk
No bus stops within 400m

53

Walkability score

103

Footpaths (500m)

12

Santander docks (800m)

0.2 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)

24

EV chargers (800m)

Nearest car park241m
Santander docks (800m)12
Nearest cycle dock0.2 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: 1.9 km away✗ Not Green Belt✗ Not AONB28% green spaceTree canopy: 70%
More green space than 83% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 5.2 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

13 min walk

72%

Recommend GP

72%

Overall GP experience

5

GPs within 1km

5

Dentists within 1km

5

Care homes (1km)

Nearest hospitalSt Mary's Hospital · 1.5 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

114

Parks (1km)

34

Restaurants (800m)

24

Cafes (800m)

0

Pubs (400m)

4

Pharmacies (800m)

4

Gyms (1km)

34

Sports (1km)

5

Convenience

No pubs within 400m — nearest: The Hero (287 m)

Nearest supermarketWestbourne Nogs Grocery · 664 m
24 tennis courts6 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

2

Libraries (1km)

0

Cinemas (2km)

549m

Post office

Nearby shops

West 9 Food & Wine211 m
Al Khalil213 m
Elgin Food and Wine222 m
Latenight245 m

Nearby cafes

Ahlan Cafe187 m
Billy's Caffe197 m
Cafe Nour197 m
Vale Cafe219 m

Nearby restaurants

Tsiakkos & Charcoal183 m
Tops Chicken215 m
Papa John's217 m
Gourmet Oriental225 m

Nearby pubs

The Hero287 m
The Waterway410 m
Prince Alfred551 m
Angie's Free House581 m

Nearby gyms

Burn LDN275 m
Paddington Sports Club299 m
Harbour Club Notting Hill445 m
Academy Sport480 m

Nearby pharmacies

Sumer Pharmacy222 m
Pitchkins & Currans343 m
Benson Pharmacy407 m
Browns Chemist416 m

Nearby health

Shirland Dental Practice246 m
Shirland Dental Practise340 m
The Elgin Clinic398 m
Health At The Stowe475 m
Food hygiene (5-star)41% of 117

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

57

Investment score

Good

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 score26/100
Right-to-buy sales (5yr)Owner-occupier growth signal44
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+15.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

56.9

Price growth score

C
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,183m
Crossrail 2 route3,982m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 6,990 nationally

1,523

Est. population

30,000/km²

65%

Employed

61%

Degree educated

£49,600

Median income

6.5%

Claimant rate

Inner cityVery high densityYoung professionals

29

Community stability

Age profile

17%
36%
25%
16%
Under 1817%
18–3436%
35–4925%
50–6416%
65+7%

Tenure

14%
45%
30%
Own outright10%
Own (mortgage)14%
Private rent45%
Social rent30%
Shared ownership0%
Rent free0%

Ethnicity

30%
26%
15%
White British30%
White Other26%
Asian15%
Black10%
Mixed7%
Other12%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine12%
No car household66%
Unemployed7%
No qualifications13%

Housing tenure (Census 2021)

Private rent45%
Social rent30%

vs. London

Income vs London+18.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
19
Live planning apps (800m)
28
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
32
Planning apps (3 years)
21
Local approval rate
78%
Borough approval rate
85%
Opportunity area
No
CIL rate (residential)
£500/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
3
Under construction
0
Completed (3yr)
124
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
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
Amberley Road Centre, Amberley Road Centre, Amberley Road, W9 2JJ47 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 2DT

Full postcodeW9 2DT
Postcode districtW9
BoroughLondon Borough of Westminster
WardHarrow Road
Latitude51.524597
Longitude-0.192826
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