Maida Vale · Westminster · Queen's Park and Maida Vale constituency · 51.52555, -0.19104

W9 2EL— Maida Vale, Westminster

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 69/100Transport 52/100Yield 4.70%⚠ Knotweed sites nearby

Best for: Families, Investors

Compare areas

Investment-grade — strong yield and growth signals

Liveability
70
Safety
69
Schools
100
Transport
52
Environment
78
Investment
69

The bottom line

W9 2EL offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £670,000 median — strong value for Families and Investors who can accept its trade-offs.

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

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Location

W9 2EL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price+28.8% vs London avg
vs London income+18.1% vs London avg
vs London crime+53.0% vs London avg

Deep-dive guides for W9 2EL

🛡️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 2EL 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 · 4 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 22 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Granville Plus Nursery School

Good · 12 min walk

10 primaries · 4 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

99.3 incidents per 1,000 residents

Higher crime than 75% of London
↑ Rising 1290.9%

-77% vs borough

Crime by type

Other29%
Violence & sexual offences21%
Anti-social behaviour20%
Burglary12%
Vehicle crime10%
Drug offences5%
Theft3%
Robbery1%

Road safety

99

Road safety score

1

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Paddington Fire Station · 810m

Crime is +53% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£670,000

Median sale price

Above London median by 29%

£670,000 is 29% above the London median (£520,000)

-19.4%

This year

Flat

Dominant type

Price history

5-year change
+13.8%
Sales (24 months)6
New build0.0%
Avg flat£670,000
Price per m²£9,178/m²
Price per ft²£853/ft²
Avg floor area78.6 m²

EPC breakdown

B
4%
C
46%
D
29%
E
8%
F
3%

Based on 90 properties · Confidence: high

Street mix

Terraced 2%Flat 97%Other 1%

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£21,000
First-time buyerFTB
£21,000
Additional propertyBTL/2nd
£41,100

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

13.5×

Price-to-income

£3,352/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£196,500
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 potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+5.9%

Total change

+492%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.4%

per year

Acceleration

-63.87

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £300k–£350k · 125 sales

Property Type Mix

Total: 125 sales

Terraced2.4%
Flat/maisonette97.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£126k£158k+25%4.8
Post-dot-com plateau2001–2004£210k£265k+26%3.5
Pre-crash peak2005–2007£248k£340k+37.4%4.3
GFC & correction2008–2012£413k£560k+35.4%3.4
Help-to-Buy recovery2013–2016£832k£838k+0.7%4.2
Brexit uncertainty2017–2019£625k£600k-4%4
Pandemic surge2020–2021£657k£589k-10.4%6.5
Rate-rise correction2023–2023£731k£731k+0%4
Current market2024–2026£482k£746k+54.9%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.3% alpha

Flat/maisonette+0.3% α
Local
5.9%
District
5.6%

CAGR over 31yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

51out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume53
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
Maida Vale Underground StationBakerloo line
7.2 min walk
Kilburn High Road

Nearby stations

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

54

Walkability score

118

Footpaths (500m)

11

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

40

Car parks (800m)

27

EV chargers (800m)

Total spaces (800m)65
Nearest car park229m
Santander docks (800m)11
Nearest cycle dock0.3 km

Nearby car parks

🅿️
NCP Car Park London Maida Vale65 spaces
713m

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 AONB32% green spaceTree canopy: 70%
More green space than 87% 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

12 min walk

72%

Recommend GP

72%

Overall GP experience

2

GPs within 1km

3

Dentists within 1km

4

Care homes (1km)

Nearest hospitalHospital of St John and St Elizabeth · 1.4 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

129

Parks (1km)

37

Restaurants (800m)

29

Cafes (800m)

1

Pubs (400m)

5

Pharmacies (800m)

4

Gyms (1km)

35

Sports (1km)

5

Convenience

Nearest supermarketAl-Shaheen Supermarket · 656 m
24 tennis courts7 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

2

Libraries (1km)

0

Cinemas (2km)

437m

Post office

Nearby shops

Buy Well Food182 m
Bon Appetit205 m
Hamish 2210 m
Elgin Food and Wine224 m

Nearby cafes

Billy's Caffe155 m
Daniel's194 m
Petit Cafe215 m
Ginger237 m

Nearby restaurants

Le Cochonnet229 m
Da Daniela231 m
Antika234 m
Chelo242 m

Nearby pubs

The Hero209 m
The Waterway392 m
Prince Alfred446 m
Warrington582 m

Nearby gyms

Paddington Sports Club137 m
Burn LDN407 m
Little Venice Pilates & Physiotherapy428 m
Harbour Club Notting Hill587 m

Nearby pharmacies

Sumer Pharmacy374 m
Browns Chemist433 m
Pitchkins & Currans467 m
Benson Pharmacy509 m

Nearby health

Shirland Dental Practice167 m
Shirland Dental Practise361 m
Maida Vale Medical Centre390 m
The Elgin Clinic528 m
Food hygiene (5-star)41% of 127

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

69

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
4.7% (good)London avg: 3.8%Strong yield — top 23% of London
Gentrification score33/100
Right-to-buy sales (5yr)Owner-occupier growth signal44
Sales last 12 months3

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+15.3%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

69.9

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,121m
Crossrail 2 route3,883m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,850 nationally

1,540

Est. population

15,964/km²

66%

Employed

65%

Degree educated

£49,600

Median income

3.4%

Claimant rate

Urban coreVery high densityYoung professionals

31

Community stability

Age profile

14%
34%
26%
15%
Under 1814%
18–3434%
35–4926%
50–6415%
65+10%

Tenure

18%
45%
23%
Own outright12%
Own (mortgage)18%
Private rent45%
Social rent23%
Shared ownership1%
Rent free0%

Ethnicity

34%
28%
13%
White British34%
White Other28%
Asian13%
Black8%
Mixed8%
Other10%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine14%
No car household67%
Unemployed6%
No qualifications12%

Housing tenure (Census 2021)

Private rent45%
Social rent23%

vs. London

Income vs London+18.1%
Price vs London+28.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
35
Live planning apps (800m)
30
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
40
Planning apps (3 years)
29
Local approval rate
83%
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
0
Under construction
0
Completed (3yr)
122
Largest scheme
235 homes · CARLTON GATE (PHASE 3), CARLTON GATE (PHASE 3), HARROW ROAD, W9 3TD
Pipeline pressure
NONE

Named schemes (500m)

300, Harrow Road, W2 5HG112 homes
completed
Amberley Road Centre, Amberley Road Centre, Amberley Road, W9 2JJ47 homes
completed
ELNATHAN MEWS, W244 homes
completed
42, 42, LANHILL ROAD, W932 homes
completed
111B, 111B, Shirland Road, W9 2EL31 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 (£670,000)

£21,000

Standard buyer

£21,000

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 2EL

Full postcodeW9 2EL
Postcode districtW9
BoroughLondon Borough of Westminster
WardMaida Vale
Latitude51.525549
Longitude-0.191044
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