Westbourne · Westminster · Queen's Park and Maida Vale constituency · 51.52380, -0.19163

W9 2HF— Westbourne, Westminster

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 73/100Transport 48/100~5% yield · indicativeOnly 4 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
69
Safety
73
Schools
100
Transport
48
Environment
73
Investment
62

The bottom line

W9 2HF offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

W9 2HF

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+18.0% vs London avg

Deep-dive guides for W9 2HF

🛡️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🔒 Very Safe🍕 Buzzing

“High-connectivity investment target”

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How W9 2HF 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 · 1 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 25 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Granville Plus Nursery School

Good · 14 min walk

8 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

76.8 incidents per 1,000 residents

Higher crime than 58% of London
↑ Rising 2240.0%

-83% vs borough

Crime by type

Other26%
Anti-social behaviour24%
Violence & sexual offences22%
Vehicle crime9%
Burglary9%
Drug offences3%
Theft3%
Robbery3%

Road safety

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Paddington Fire Station · 711m

Crime is +18% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

W9 district median

£645,000

Based on 309 sales from postcodes with sufficient data

Price history

Sales (24 months)4
New build0.0%
Price per m²£13,287/m²
Price per ft²£1,234/ft²
Avg floor area57 m²

EPC breakdown

C
64%
D
33%
E
8%

Based on 105 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

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£142,500
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
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

1995–2025 · CAGR

+7.9%

Total change

+868%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.4%

per year

Acceleration

-33.53

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £400k–£450k · 155 sales

Property Type Mix

Total: 155 sales

Terraced1.9%
Flat/maisonette98.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£71k£203k+184.9%5.8
Post-dot-com plateau2001–2004£228k£250k+9.9%6.8
Pre-crash peak2005–2007£320k£350k+9.4%8
GFC & correction2008–2012£378k£428k+13.2%4.2
Help-to-Buy recovery2013–2016£448k£1.70m+279.5%3.2
Brexit uncertainty2017–2019£500k£575k+15%3
Pandemic surge2020–2021£486k£550k+13.2%7.5
Rate-rise correction2022–2023£685k£520k-24.1%3
Current market2024–2025£693k£690k-0.4%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.7% alpha

Flat/maisonette+1.7% α
Local
7.9%
District
6.2%

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

Buyer vs Seller Score

Composite market conditions index 0–100

57out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume53
Seasonal Timing0
Trend Position100

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
6.7 min walk
Kilburn High Road

Nearby stations

Warwick Avenue Underground StationBakerloo
7 min walk
Royal Oak Underground StationHammersmith & City · Circle
7 min walk
Westbourne Park Underground StationCircle · Hammersmith & City
9 min walk
Maida Vale Underground StationBakerloo
10 min walk
Paddington (H&C Line)-UndergroundCircle · Hammersmith & City
14 min walk
No bus stops within 400m

55

Walkability score

127

Footpaths (500m)

14

Santander docks (800m)

0.1 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

29

Car parks (800m)

24

EV chargers (800m)

Nearest car park324m
Santander docks (800m)14
Nearest cycle dock0.1 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: 1.8 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Hampstead Heath Woods 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

10 min walk

69%

Recommend GP

69%

Overall GP experience

1

GPs within 1km

9

Dentists within 1km

5

Care homes (1km)

Nearest hospitalSt Mary's Hospital · 1.4 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

115

Parks (1km)

37

Restaurants (800m)

23

Cafes (800m)

1

Pubs (400m)

4

Pharmacies (800m)

7

Gyms (1km)

37

Sports (1km)

12

Convenience

Nearest supermarketWestbourne Nogs Grocery · 620 m
24 tennis courts6 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)

476m

Post office

Nearby shops

Buy Well Food193 m
Latenight206 m
Al Khalil207 m
West 9 Food & Wine209 m

Nearby cafes

Ahlan Cafe179 m
Cafe Nour193 m
Daniel's200 m
Vale Cafe202 m

Nearby restaurants

Gourmet Oriental202 m
Tannourine204 m
Chicken Valley208 m
Farmhouse Pizza210 m

Nearby pubs

The Hero212 m
The Waterway295 m
Prince Alfred473 m
The Westbourne535 m

Nearby gyms

Paddington Sports Club324 m
Burn LDN373 m
Little Venice Pilates & Physiotherapy382 m
Harbour Club Notting Hill395 m

Nearby pharmacies

Sumer Pharmacy202 m
Benson Pharmacy312 m
Pitchkins & Currans444 m
Browns Chemist536 m

Nearby health

Shirland Dental Practice337 m
Health At The Stowe372 m
Shirland Dental Practise460 m
The Elgin Clinic493 m
Food hygiene (5-star)36% of 120

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

62

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
4.9% (good)London avg: 3.8%Strong yield — top 21% of London
Gentrification score26/100
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

55.8

Price growth score

C
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,070m
Crossrail 2 route3,883m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 6,990 nationally

1,523

Est. population

30,000/km²

65%

Employed

61%

Degree educated

£49,600

Median income

6.5%

Claimant rate

Inner cityVery high densityYoung professionals

29

Community stability

Age profile

17%
36%
25%
16%
Under 1817%
18–3436%
35–4925%
50–6416%
65+7%

Tenure

14%
45%
30%
Own outright10%
Own (mortgage)14%
Private rent45%
Social rent30%
Shared ownership0%
Rent free0%

Ethnicity

30%
26%
15%
White British30%
White Other26%
Asian15%
Black10%
Mixed7%
Other12%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine12%
No car household66%
Unemployed7%
No qualifications13%

Housing tenure (Census 2021)

Private rent45%
Social rent30%

vs. London

Income vs London+18.1%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
34
Live planning apps (800m)
28
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
43
Planning apps (3 years)
30
Local approval rate
84%
Borough approval rate
85%
Opportunity area
No
CIL rate (residential)
£500/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
119
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
POLESWORTH HOUSE, POLESWORTH HOUSE, ALFRED ROAD, W2110 homes
completed
Amberley Road Centre, Amberley Road Centre, Amberley Road, W9 2JJ47 homes
completed
ELNATHAN MEWS, W244 homes
completed
SITE ADJ TO EDWARD WILSON PRIMARY SCHOOL, SITE ADJ TO EDWARD WILSON PRIMARY SCHOOL, BOURNE TERRACE, W235 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

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Key facts for W9 2HF

Full postcodeW9 2HF
Postcode districtW9
BoroughLondon Borough of Westminster
WardWestbourne
Latitude51.523805
Longitude-0.191632
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