Harrow Road · Westminster · Queen's Park and Maida Vale constituency · 51.52443, -0.19391

W9 2DX— Harrow Road, Westminster

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 71/100Transport 46/100Yield 4.88%⚠ Knotweed sites nearby

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
70
Safety
71
Schools
100
Transport
46
Environment
77
Investment
73

The bottom line

W9 2DX 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: 3 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

W9 2DX

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 2DX

🛡️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 2DX 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 · 3 min walk

KS2: 107.7

★★★

Secondary

Paddington Academy

Outstanding · Inspected Mar 2023 · 2 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 · 9 min walk

10 primaries · 2 secondaries · 1 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

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

6

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Paddington Fire Station · 881m

Crime is +30% above London average

Property

Prices, sales volume and market trends

Avg floor area56.1 m²

EPC breakdown

C
13%
D
4%
F
2%

Based on 19 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

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£140,250
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)
GlazingSingle glazed
Council tax band Band DAnnual charge £906
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2023 · CAGR

+9.5%

Total change

+951%

Market Activity

Price Velocity & Acceleration

Current Velocity

+73.5%

per year

Acceleration

+79.75

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £300k–£350k · 12 sales

Property Type Mix

Total: 12 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£100k£180k+80.1%1.3
Post-dot-com plateau2003–2004£248k£263k+6%1.5
Pre-crash peak2007–2007£300k£300k+0%1
GFC & correction2010–2011£335k£645k+92.5%1
Rate-rise correction2022–2023£605k£1.05m+73.6%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.1% alpha

Flat/maisonette+2.1% α
Local
14.8%
District
12.7%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
8.3 min walk
Kilburn High Road

Nearby stations

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

55

Walkability score

107

Footpaths (500m)

10

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

31

Car parks (800m)

23

EV chargers (800m)

Nearest car park234m
Santander docks (800m)10
Nearest cycle dock0.2 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 2.0 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 70%
More green space than 81% 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

MEANWHILE GARDEN MEDICAL CENTRE

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

9 min walk

69%

Recommend GP

69%

Overall GP experience

6

GPs within 1km

7

Dentists within 1km

6

Care homes (1km)

Nearest hospitalSt Mary's Hospital · 1.6 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 3.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

111

Parks (1km)

37

Restaurants (800m)

24

Cafes (800m)

0

Pubs (400m)

4

Pharmacies (800m)

5

Gyms (1km)

35

Sports (1km)

5

Convenience

No pubs within 400m — nearest: The Hero (362 m)

Nearest supermarketWestbourne Nogs Grocery · 624 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)

625m

Post office

Nearby shops

West 9 Food & Wine169 m
Al Khalil172 m
Latenight221 m
Supermercado Portugal225 m

Nearby cafes

Ahlan Cafe152 m
Cafe Nour159 m
Sam's Palace173 m
Vale Cafe185 m

Nearby restaurants

Tsiakkos & Charcoal125 m
Tops Chicken152 m
Papa John's160 m
Pizza Kebab Chicken Centre175 m

Nearby pubs

The Hero362 m
The Waterway468 m
Angie's Free House504 m
The Union Tavern548 m

Nearby gyms

Burn LDN202 m
Paddington Sports Club368 m
Harbour Club Notting Hill414 m
Academy Sport472 m

Nearby pharmacies

Sumer Pharmacy190 m
Pitchkins & Currans272 m
Browns Chemist393 m
Benson Pharmacy410 m

Nearby health

Shirland Dental Practice283 m
Shirland Dental Practise320 m
The Elgin Clinic325 m
W9 Dental Health460 m
Food hygiene (5-star)42% of 125

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

Young professional

Tenant profile

+15.3%

Rent growth (1yr)

Market liquidity

Future outlook

48.8

Price growth score

C
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,243m
Crossrail 2 route4,052m

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)
20
Live planning apps (800m)
23
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
27
Planning apps (3 years)
22
Local approval rate
82%
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)
118
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 2DX

Full postcodeW9 2DX
Postcode districtW9
BoroughLondon Borough of Westminster
WardHarrow Road
Latitude51.524433
Longitude-0.193914
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