Westbourne · Westminster · Queen's Park and Maida Vale constituency · 51.52266, -0.19916

W9 2EF— Westbourne, Westminster

Location and area intelligence for W9 2EF, Westbourne, Westminster

High-connectivity investment target

 

Schools 92%Safety 70/100Transport 52/100Yield 5.52%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
66
Safety
70
Schools
95
Transport
52
Environment
72
Investment
52

The bottom line

W9 2EF offers exceptional schools (100% Good/Outstanding) and low crime at £570,000 median — strong value for Families who can accept its trade-offs.

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

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Location

W9 2EF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London avg price+9.6% vs London avg
vs London income-14.0% vs London avg
vs London crime+49.0% vs London avg

Deep-dive guides for W9 2EF

🛡️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 2EF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

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

Primary

St Peter's CofE School

Outstanding · Inspected Jun 2023 · 3 min walk

KS2: 106.2

★★

Secondary

Westminster Academy

Good · Inspected Oct 2023 · 6 min walk

P8: -0.04A8: 47.8

100% of local schools rated Good or Outstanding · based on 32 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Mary Paterson Nursery School

Not inspected · 8 min walk

13 primaries · 2 secondaries · 3 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

96.7 incidents per 1,000 residents

Higher crime than 73% of London
↑ Rising 1147.4%

-78% vs borough

Crime by type

Other31%
Violence & sexual offences22%
Anti-social behaviour17%
Drug offences8%
Vehicle crime7%
Burglary7%
Theft5%
Robbery4%

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: North Kensington Fire Station · 898m

Crime is +49% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£570,000

Median sale price

Above London median by 10%

£570,000 is 10% above the London median (£520,000)

-89.9%

This year

Flat

Dominant type

Price history

5-year change
-38.4%
Sales (24 months)7
New build71.4%
Avg flat£570,000
Price per m²£7,403/m²
Price per ft²£688/ft²
Avg floor area77 m²

EPC breakdown

B
71%
C
3%

Based on 74 properties · Confidence: high

Street mix

Flat 95%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

Stamp duty

Standard buyer£16,000
First-time buyerFTB
£7,250
Additional propertyBTL/2nd
£33,100

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

15.8×

Price-to-income

£2,851/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£192,500
Rebuild cost per m²£2,500/m²

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

Construction era2019
WallsAverage thermal transmittance 0.17 W/m²K
Roof(other premises above)
Heating fuelmains gas (community)
GlazingHigh performance glazing
Council tax band Band EAnnual charge £1,107
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2020–2026 · CAGR

+-18.9%

Total change

-72%

Market Activity

Price Velocity & Acceleration

Current Velocity

-80.8%

per year

Acceleration

-97.58

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £500k–£600k · 53 sales

Property Type Mix

Total: 53 sales

Flat/maisonette100%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pandemic surge2020–2021£580k£925k+59.5%12.5
Rate-rise correction2022–2023£1.04m£1.15m+9.8%8
Current market2024–2026£737k£165k-77.6%4

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+6.6% alpha

Flat/maisonette+6.6% α
Local
8.2%
District
1.6%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

72out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing14
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

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

60

Walkability score

116

Footpaths (500m)

11

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

21

Car parks (800m)

8

EV chargers (800m)

Nearest car park34m
Santander docks (800m)11
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: 2.3 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 46%
Above average green space

Nearest SSSI: Barn Elms Wetland Centre SSSI — 5.3 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): 1

Landslide susceptibility: Low

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

4 min walk

69%

Recommend GP

69%

Overall GP experience

8

GPs within 1km

11

Dentists within 1km

6

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 1.3 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 4.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

57

Parks (1km)

50

Restaurants (800m)

28

Cafes (800m)

3

Pubs (400m)

5

Pharmacies (800m)

6

Gyms (1km)

9

Sports (1km)

8

Convenience

Nearest supermarketWestbourne Nogs Grocery · 456 m
3 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

753m

Post office

Nearby shops

Supermercado Portugal189 m
Sainsbury's Local208 m
Butlers Newsagent224 m
Great Western Food & Wine230 m

Nearby cafes

Cafe Mina185 m
Tent Cafe189 m
Le Bijou Silvia213 m
Costa225 m

Nearby restaurants

French Tacos151 m
Crispies155 m
Wraps & Wings165 m
Gusto Pizza169 m

Nearby pubs

Angie's Free House124 m
The Union Tavern154 m
The Lock and Lantern251 m
The Frankfort Arms378 m

Nearby gyms

Burn LDN288 m
Harbour Club Notting Hill389 m
Academy Sport530 m
Powervibe Fitness Studio650 m

Nearby pharmacies

Pitchkins & Currans281 m
Prince Chemist283 m
Sumer Pharmacy360 m
Benson Pharmacy545 m

Nearby health

Denture Clinic201 m
Harrow Road Dental Surgery218 m
Meanwhile Garden Medical Centre233 m
The Elgin Clinic242 m
Food hygiene (5-star)50% of 182

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
5.5% (good)London avg: 3.8%Strong yield — top 15% of London
Gentrification score20/100
Right-to-buy sales (5yr)Owner-occupier growth signal44
Sales last 12 months2

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

17/100

Velocity score

Future outlook

51.9

Price growth score

C
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,491m
Crossrail 2 route4,368m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,862 nationally

2,452

Est. population

20,921/km²

57%

Employed

51%

Degree educated

£36,100

Median income

4.6%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

32

Community stability

Age profile

21%
28%
23%
20%
Under 1821%
18–3428%
35–4923%
50–6420%
65+8%

Tenure

33%
44%
Own outright8%
Own (mortgage)11%
Private rent33%
Social rent44%
Shared ownership3%
Rent free0%

Ethnicity

16%
20%
15%
18%
25%
White British16%
White Other20%
Asian15%
Black18%
Mixed7%
Other25%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine15%
No car household63%
Unemployed5%
No qualifications20%

Housing tenure (Census 2021)

Social rent44%
Private rent33%

vs. London

Income vs London-14.0%
Price vs London+9.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
16
Live planning apps (800m)
30
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
39
Planning apps (3 years)
33
Local approval rate
80%
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)
175
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
Hathaway House, 7, Hathaway House, 7, Woodfield Road, W9 2BA74 homes
completed
15, 15, WOODFIELD ROAD, W972 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
14.7%
Ward turnout
33%
Election year
2026
MP
Georgia Gould (Labour)
MP majority
14,913
Constituency
Queen's Park and Maida Vale

Councillors

Adam HugLabour
David BoothroydLabour
Angela PiddockLabour

Stamp Duty & Affordability Calculator

Stamp duty on median price (£570,000)

£16,000

Standard buyer

£7,250

First-time buyer

Save £8,750

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 2EF

Full postcodeW9 2EF
Postcode districtW9
BoroughLondon Borough of Westminster
WardWestbourne
Latitude51.522662
Longitude-0.199159
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