Westbourne · Westminster · Queen's Park and Maida Vale constituency · 51.52299, -0.19364

W9 2HH— Westbourne, Westminster

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 73/100Transport 48/100~5% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
69
Safety
73
Schools
95
Transport
48
Environment
72
Investment
57

The bottom line

W9 2HH offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

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

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Location

W9 2HH

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 2HH

🛡️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 2HH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

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

Primary

Ark Atwood Primary Academy

Outstanding · Inspected Jun 2024 · 2 min walk

KS2: 107.7

★★

Secondary

Westminster Academy

Good · Inspected Oct 2023 · 3 min walk

P8: -0.04A8: 47.8

100% of local schools rated Good or Outstanding · based on 28 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Mary Paterson Nursery School

Not inspected · 10 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

99

Road safety score

1

Accidents (5yr)

7

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Paddington Fire Station · 788m

Crime is +18% above London average

Property

1 May

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£10,724/m²
Price per ft²£996/ft²
Avg floor area96.3 m²

EPC breakdown

C
2%
D
1%
E
1%

Based on 4 properties · Confidence: low

Street mix

Flat 100%

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£240,750
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)
GlazingFully double glazed
Council tax band Band DAnnual charge £906
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2001–2024 · CAGR

+4.6%

Total change

+179%

Market Activity

Price Velocity & Acceleration

Current Velocity

+22.9%

per year

Acceleration

+14.56

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £700k+ · 10 sales

Property Type Mix

Total: 10 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2004£370k£409k+10.5%2.5
Pre-crash peak2007–2007£425k£425k+0%1
Help-to-Buy recovery2015–2015£1.05m£1.05m+0%1
Brexit uncertainty2018–2018£775k£775k+0%1
Rate-rise correction2023–2023£840k£840k+0%1
Current market2024–2024£1.03m£1.03m+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-5.1% alpha

Flat/maisonette-5.1% α
Local
3.4%
District
8.5%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position40

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
6.6 min walk
Kilburn High Road

Nearby stations

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

58

Walkability score

106

Footpaths (500m)

15

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

28

Car parks (800m)

23

EV chargers (800m)

Nearest car park193m
Santander docks (800m)15
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: 1.9 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 5.4 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

8 min walk

69%

Recommend GP

69%

Overall GP experience

5

GPs within 1km

12

Dentists within 1km

5

Care homes (1km)

Nearest hospitalSt Mary's Hospital · 1.5 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 3.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

92

Parks (1km)

38

Restaurants (800m)

26

Cafes (800m)

0

Pubs (400m)

4

Pharmacies (800m)

6

Gyms (1km)

23

Sports (1km)

12

Convenience

No pubs within 400m — nearest: The Hero (375 m)

Nearest supermarketWestbourne Nogs Grocery · 477 m
11 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

2

Libraries (1km)

0

Cinemas (2km)

633m

Post office

Nearby shops

Al Khalil42 m
West 9 Food & Wine46 m
Latenight59 m
Supermercado Portugal219 m

Nearby cafes

Ahlan Cafe22 m
Cafe Nour33 m
Vale Cafe36 m
Sam's Palace132 m

Nearby restaurants

Gourmet Oriental39 m
Tannourine53 m
Chicken Valley65 m
Farmhouse Pizza70 m

Nearby pubs

The Hero375 m
The Westbourne405 m
The Waterway407 m
The Cow445 m

Nearby gyms

Harbour Club Notting Hill258 m
Burn LDN295 m
Academy Sport311 m
Paddington Sports Club472 m

Nearby pharmacies

Sumer Pharmacy37 m
Benson Pharmacy257 m
Pitchkins & Currans362 m
Browns Chemist549 m

Nearby health

Health At The Stowe336 m
The Elgin Clinic396 m
Shirland Dental Practice432 m
Shirland Dental Practise478 m
Food hygiene (5-star)41% of 131

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

57

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 score27/100
Right-to-buy sales (5yr)Owner-occupier growth signal44
Sales last 12 months0

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

4/100

Velocity score

Future outlook

52.8

Price growth score

C
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,157m
Crossrail 2 route4,001m

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
No
Article 4 area
Yes
Listed buildings (800m)
22
Live planning apps (800m)
35
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
45
Planning apps (3 years)
30
Local approval rate
76%
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
3
Under construction
0
Completed (3yr)
120
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
POLESWORTH HOUSE, POLESWORTH HOUSE, ALFRED ROAD, W2110 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 2HH

Full postcodeW9 2HH
Postcode districtW9
BoroughLondon Borough of Westminster
WardWestbourne
Latitude51.522990
Longitude-0.193639
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
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