Maida Vale · Westminster · Queen's Park and Maida Vale constituency · 51.52751, -0.19587

W9 2EU— Maida Vale, Westminster

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 69/100Transport 48/100Yield 4.88%⚠ Knotweed sites nearby

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
69
Safety
69
Schools
100
Transport
48
Environment
77
Investment
73

The bottom line

W9 2EU 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.

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Location

W9 2EU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for W9 2EU

🛡️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 2EU 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 · 1 min walk

KS2: 108.4

★★★

Secondary

Paddington Academy

Outstanding · Inspected Mar 2023 · 4 min walk

P8: +0.84A8: 57.5

100% of local schools rated Good or Outstanding · based on 27 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Granville Plus Nursery School

Good · 8 min walk

15 primaries · 4 secondaries · 3 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

97

Road safety score

3

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Paddington Fire Station · 1.2km

Crime is +53% above London average

Property

Prices, sales volume and market trends

Avg floor area46.9 m²

EPC breakdown

C
35%
D
22%
E
3%
F
1%

Based on 61 properties · Confidence: high

Street mix

Semi 2%Terraced 10%Flat 88%

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£117,250
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)
GlazingFully double glazed
Council tax band Band DAnnual charge £906
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2022 · CAGR

+8.3%

Total change

+687%

Market Activity

Price Velocity & Acceleration

Current Velocity

+13.3%

per year

Acceleration

+8.64

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £75k–£100k · 41 sales

Property Type Mix

Total: 41 sales

Semi-detached2.4%
Terraced9.8%
Flat/maisonette87.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£67k£151k+125.5%2.5
Post-dot-com plateau2001–2004£222k£450k+103.2%1
Pre-crash peak2005–2007£650k£340k-47.7%2.3
GFC & correction2008–2012£299k£330k+10.5%2
Help-to-Buy recovery2013–2016£397k£439k+10.5%1.7
Brexit uncertainty2017–2018£485k£443k-8.7%2
Pandemic surge2020–2020£464k£464k+0%2
Rate-rise correction2022–2022£525k£525k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.4% alpha

Flat/maisonette+1.4% α
Local
8.4%
District
7%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

28out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing10
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Below London average
Kilburn Park Underground StationBakerloo line
10.1 min walk
Kilburn High Road

Nearby stations

Maida Vale Underground StationBakerloo
9 min walk
Westbourne Park Underground StationCircle · Hammersmith & City
10 min walk
Kilburn Park Underground StationBakerloo
10 min walk
Queen's Park Underground StationBakerloo
12 min walk
Queens Park (London) Rail StationLioness
12 min walk
No bus stops within 400m

50

Walkability score

115

Footpaths (500m)

4

Santander docks (800m)

0.4 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)

24

EV chargers (800m)

Nearest car park71m
Santander docks (800m)4
Nearest cycle dock0.4 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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 AONB26% green spaceTree canopy: 70%
More green space than 81% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 5.0 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

8 min walk

72%

Recommend GP

72%

Overall GP experience

9

GPs within 1km

5

Dentists within 1km

7

Care homes (1km)

Nearest hospitalHospital of St John and St Elizabeth · 1.6 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

142

Parks (1km)

36

Restaurants (800m)

25

Cafes (800m)

1

Pubs (400m)

4

Pharmacies (800m)

4

Gyms (1km)

33

Sports (1km)

1

Convenience

Nearest supermarketWestbourne Nogs Grocery · 946 m
24 tennis courts5 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

0

Libraries (1km)

0

Cinemas (2km)

824m

Post office

Nearby shops

Elgin Food and Wine179 m
Hamish 2368 m
Bon Appetit378 m
Rose Food& Wine402 m

Nearby cafes

Noamans Cafe29 m
The Bread Boutique45 m
Blakes77 m
Sarah Leen108 m

Nearby restaurants

George's Fish Bar71 m
Mourjam72 m
Big Pizza and Chicken75 m
Domino's109 m

Nearby pubs

Caramel381 m
Marian Bar388 m
The Frankfort Arms559 m
Carlton Tavern588 m

Nearby gyms

Burn LDN310 m
Paddington Sports Club442 m
Paddington Recreation Ground Fitness Suite520 m
Iyengar Yoga Maida Vale663 m

Nearby pharmacies

Browns Chemist34 m
Pitchkins & Currans305 m
Prince Chemist537 m
Sumer Pharmacy548 m

Nearby health

Shirland Dental Practise49 m
W9 Dental Health141 m
Shirland Dental Practice255 m
The Elgin Clinic354 m
Food hygiene (5-star)46% of 134

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

49.4

Price growth score

C
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,519m
Crossrail 2 route4,255m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
20
Live planning apps (800m)
20
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
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)
158
Largest scheme
236 homes · Gloucester House and Durham Court, Gloucester House and Durham Court, Kilburn Park Road, London, NW6 5XE
Pipeline pressure
LOW

Named schemes (500m)

Bronte House & Fielding House, Bronte House & Fielding House, Cambridge Road, Kilburn Park Road, NW6 5GB229 homes
completed
FORMER NORTH-WEST LONDON COLLEGE SITE, FORMER NORTH-WEST LONDON COLLEGE SITE, CARLTON VALE, NW6 5EQ100 homes
completed
Argo Business Centre,, Argo Business Centre,, Kilburn Park Road, London, NW6 5LF93 homes
completed
HERMES POINT, 16, HERMES POINT, 16, CHIPPENHAM ROAD, W958 homes
completed
5-9 Chippenham Gardens, London, NW6 5LH, 5-952 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

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Key facts for W9 2EU

Full postcodeW9 2EU
Postcode districtW9
BoroughLondon Borough of Westminster
WardMaida Vale
Latitude51.527512
Longitude-0.195868
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