Harrow Road · Westminster · Queen's Park and Maida Vale constituency · 51.52590, -0.19446

W9 2HD— Harrow Road, Westminster

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

Capital growth story in progress

 

Bottom 25% LondonSchools 100%Safety 71/100Transport 46/100Yield 3.79%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
70
Safety
71
Schools
100
Transport
46
Environment
78
Investment
58

The bottom line

W9 2HD offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £830,000 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 2HD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price+59.6% vs London avg
vs London income+18.1% vs London avg
vs London crime+30.0% vs London avg

Deep-dive guides for W9 2HD

🛡️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📈 Up & Coming🔒 Very Safe

“Capital growth story in progress”

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How W9 2HD 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 · 3 min walk

KS2: 108.4

★★★

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 23 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Mary Paterson Nursery School

Not inspected · 7 min walk

13 primaries · 4 secondaries · 3 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

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Paddington Fire Station · 1.0km

Crime is +30% above London average

Property

2 Jul

Prices, sales volume and market trends

£830,000

Median sale price

Top 25% — 60% above London median

£830,000 is 60% above the London median (£520,000)

+1.2%

This year

Flat

Dominant type

Price history

5-year change
+27.9%
Sales (24 months)9
New build0.0%
Avg flat£830,000
Price per m²£12,388/m²
Price per ft²£1,151/ft²
Avg floor area68.4 m²

EPC breakdown

B
7%
C
56%
D
45%
E
3%

Based on 111 properties · Confidence: high

Street mix

Terraced 3%Flat 96%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£29,000
First-time buyerFTB
£29,000
Additional propertyBTL/2nd
£53,900

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

16.7×

Price-to-income

£4,152/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Stable

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£171,000
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

+7.5%

Total change

+833%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.2%

per year

Acceleration

-18.74

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £250k–£300k · 190 sales

Property Type Mix

Total: 190 sales

Terraced3.2%
Flat/maisonette96.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£93k£178k+91.4%9.2
Post-dot-com plateau2001–2004£226k£244k+7.9%5.8
Pre-crash peak2005–2007£250k£400k+60%7.3
GFC & correction2008–2012£356k£510k+43.1%7
Help-to-Buy recovery2013–2016£560k£375k-33%7
Brexit uncertainty2017–2019£756k£643k-15%2.7
Pandemic surge2020–2021£810k£649k-19.9%2.5
Rate-rise correction2022–2023£780k£652k-16.5%2.5
Current market2024–2026£675k£865k+28.1%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.4% alpha

Flat/maisonette+1.4% α
Local
7.6%
District
6.2%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

39out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing1
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Westbourne Park Underground StationCircle line
8.4 min walk
Kilburn High Road

Nearby stations

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

53

Walkability score

124

Footpaths (500m)

7

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

35

Car parks (800m)

23

EV chargers (800m)

Nearest car park68m
Santander docks (800m)7
Nearest cycle dock0.3 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: 2.1 km away✗ Not Green Belt✗ Not AONB29% green spaceTree canopy: 70%
More green space than 84% 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

10 min walk

72%

Recommend GP

72%

Overall GP experience

6

GPs within 1km

6

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 · 3.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

125

Parks (1km)

36

Restaurants (800m)

25

Cafes (800m)

0

Pubs (400m)

4

Pharmacies (800m)

4

Gyms (1km)

34

Sports (1km)

5

Convenience

No pubs within 400m — nearest: The Hero (435 m)

Nearest supermarketWestbourne Nogs Grocery · 776 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

1

Libraries (1km)

0

Cinemas (2km)

677m

Post office

Nearby shops

Elgin Food and Wine74 m
Supermercado Portugal317 m
Hamish 2318 m
Bon Appetit323 m

Nearby cafes

Billy's Caffe123 m
The Bread Boutique160 m
Noamans Cafe227 m
Blakes269 m

Nearby restaurants

Dhaba@49210 m
Big Pizza and Chicken240 m
Mourjam249 m
George's Fish Bar265 m

Nearby pubs

The Hero435 m
Caramel540 m
Angie's Free House543 m
Marian Bar575 m

Nearby gyms

Burn LDN203 m
Paddington Sports Club335 m
Harbour Club Notting Hill575 m
Paddington Recreation Ground Fitness Suite611 m

Nearby pharmacies

Browns Chemist232 m
Pitchkins & Currans246 m
Sumer Pharmacy354 m
Prince Chemist541 m

Nearby health

Shirland Dental Practise156 m
Shirland Dental Practice175 m
The Elgin Clinic309 m
W9 Dental Health313 m
Food hygiene (5-star)45% of 129

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

58

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
3.8% (average)London avg: 3.8%Above average yield
Gentrification score36/100
Right-to-buy sales (5yr)Owner-occupier growth signal44
Sales last 12 months2

Rental market

Very High

Demand

Very 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

67.6

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 route7,350m
Crossrail 2 route4,123m

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%
Price vs London+59.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
13
Live planning apps (800m)
22
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
27
Planning apps (3 years)
15
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)
3

Housing pipeline (800m)

Homes approved
3
Under construction
0
Completed (3yr)
127
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
Argo Business Centre,, Argo Business Centre,, Kilburn Park Road, London, NW6 5LF93 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£830,000)

£29,000

Standard buyer

£29,000

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 2HD

Full postcodeW9 2HD
Postcode districtW9
BoroughLondon Borough of Westminster
WardHarrow Road
Latitude51.525899
Longitude-0.194461
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