Little Venice · Westminster · Queen's Park and Maida Vale constituency · 51.52378, -0.18669

W9 2JP— Little Venice, Westminster

Location and area intelligence for W9 2JP, Little Venice, Westminster

The practical family move

 

Top 5% LondonSchools 100%Safety 78/100Transport 58/100~5% yield · indicativeOnly 4 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
79
Safety
78
Schools
95
Transport
58
Environment
74
Investment
60

The bottom line

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

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Location

W9 2JP

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+9.3% vs London avg
vs London crime-28.0% vs London avg

Deep-dive guides for W9 2JP

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

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“The practical family move”

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How W9 2JP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Saviour's CofE Primary School

Good · Inspected Nov 2023 · 0 min walk

KS2: 107.6

★★★

Secondary

Paddington Academy

Outstanding · Inspected Mar 2023 · 5 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

Granville Plus Nursery School

Good · 16 min walk

7 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

46.8 incidents per 1,000 residents

Better than 65% of London
↑ Rising 900.0%

from a low base — still below London average

-89% vs borough

Crime by type

Other28%
Anti-social behaviour22%
Violence & sexual offences18%
Vehicle crime17%
Burglary7%
Drug offences4%
Theft4%
Robbery1%

Road safety

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Paddington Fire Station · 472m

Crime is 28% below 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£10,512/m²
Price per ft²£977/ft²
Avg floor area46.3 m²

EPC breakdown

C
11%
D
3%

Based on 14 properties · Confidence: medium

Street mix

Terraced 4%Flat 89%Other 8%

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£115,750
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band EAnnual charge £1,107
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.3%

Total change

+525%

Market Activity

Price Velocity & Acceleration

Current Velocity

+17.6%

per year

Acceleration

+82.09

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £500k–£600k · 24 sales

Property Type Mix

Total: 24 sales

Terraced4.2%
Flat/maisonette95.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£80k£57k-28.5%3
Post-dot-com plateau2001–2001£187k£187k+0%1
Pre-crash peak2005–2006£270k£284k+5%1
GFC & correction2009–2012£578k£480k-16.9%2
Help-to-Buy recovery2015–2015£765k£765k+0%1
Pandemic surge2021–2021£655k£655k+0%2
Rate-rise correction2022–2022£1.20m£1.20m+0%1
Current market2024–2025£425k£500k+17.6%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.1% alpha

Flat/maisonette+0.1% α
Local
6.3%
District
6.2%

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

Buyer vs Seller Score

Composite market conditions index 0–100

44out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Warwick Avenue Underground StationBakerloo line
2.5 min walk
London Paddington→ Paddington
0 min

Nearby stations

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

55

Walkability score

209

Footpaths (500m)

14

Santander docks (800m)

0.2 km

Nearest cycle dock

Central London commute times

London Bridge32 min ↓
Victoria ★31 min
Waterloo33 min ↓
Canary Wharf42 min ↓
City36 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

34

Car parks (800m)

25

EV chargers (800m)

Total spaces (800m)65
Nearest car park122m
Santander docks (800m)14
Nearest cycle dock0.2 km

Nearby car parks

🅿️
NCP Car Park London Maida Vale65 spaces
566m
🅿️
Paddington Station Car Park· yes
670m

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: 1.5 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 5.2 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

PES@SAFARIAN & SIMON (ABBEY RD) SWL

SAFARIAN & SIMON OPTICIANS, 53 ABBEY ROAD, NW8 0AD

19 min walk

0

GPs within 1km

5

Dentists within 1km

4

Care homes (1km)

Nearest hospitalSt Mary's Hospital · 1.1 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)

28

Restaurants (800m)

19

Cafes (800m)

4

Pubs (400m)

4

Pharmacies (800m)

7

Gyms (1km)

39

Sports (1km)

3

Convenience

Nearest supermarketAl-Shaheen Supermarket · 732 m
25 tennis courts1 swimming pools6 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

3

Libraries (1km)

0

Cinemas (2km)

157m

Post office

Nearby shops

Real Drinks176 m
Buy Well Food182 m
SS Foods & Wine326 m
Kunduz427 m

Nearby cafes

Ginger129 m
Daniel's170 m
Toast170 m
Cabmen's Shelter204 m

Nearby restaurants

Da Daniela135 m
Paulette138 m
The Waterway144 m
Chakra Little Venice150 m

Nearby pubs

Prince Alfred143 m
The Waterway146 m
The Hero154 m
Warwick Castle277 m

Nearby gyms

Little Venice Pilates & Physiotherapy78 m
Paddington Sports Club284 m
Academy Sport563 m
Harbour Club Notting Hill639 m

Nearby pharmacies

Benson Pharmacy469 m
Boots501 m
Sumer Pharmacy519 m
Remedy's Pharmacy601 m

Nearby health

Health At The Stowe470 m
Shirland Dental Practice518 m
Fortes Clinic527 m
Maida Vale Medical Centre550 m
Food hygiene (5-star)49% of 115

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

60

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 months1

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

8/100

Velocity score

Future outlook

71.7

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route6,762m
Crossrail 2 route3,547m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 20,509 nationally

2,779

Est. population

30,000/km²

69%

Employed

64%

Degree educated

£45,900

Median income

2.0%

Claimant rate

Inner cityVery high densityYoung professionals

32

Community stability

Age profile

26%
29%
21%
Under 1812%
18–3426%
35–4929%
50–6421%
65+12%

Tenure

19%
17%
47%
16%
Own outright20%
Own (mortgage)17%
Private rent47%
Social rent16%
Shared ownership0%
Rent free0%

Ethnicity

38%
35%
White British38%
White Other35%
Asian11%
Black3%
Mixed5%
Other8%

Employment & lifestyle

Managerial / professional55%
Routine / semi-routine12%
No car household59%
Unemployed3%
No qualifications9%

Housing tenure (Census 2021)

Private rent47%
Social rent16%

vs. London

Income vs London+9.3%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
123
Live planning apps (800m)
39
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
74
Planning apps (3 years)
40
Local approval rate
81%
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)
113
Largest scheme
219 homes · PADDINGTON CENTRAL (FORMER GOODS YARD), PADDINGTON CENTRAL (FORMER GOODS YARD), BISHOP'S BRIDGE ROAD, W2 6BA
Pipeline pressure
NONE

Named schemes (500m)

ELNATHAN MEWS, W244 homes
completed
1, 1, WARRINGTON GARDENS, W939 homes
completed
14, 14, CLIFTON VILLAS, W939 homes
completed
SITE ADJ TO EDWARD WILSON PRIMARY SCHOOL, SITE ADJ TO EDWARD WILSON PRIMARY SCHOOL, BOURNE TERRACE, W235 homes
completed
14-20, 14-20, BRISTOL MEWS, W926 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
15.1%
Ward turnout
42%
Election year
2026
MP
Georgia Gould (Labour)
MP majority
14,913
Constituency
Queen's Park and Maida Vale

Councillors

Melvyn Bernard CaplanConservative
Lorraine DeanConservative
Louise Melissa ShawConservative

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Key facts for W9 2JP

Full postcodeW9 2JP
Postcode districtW9
BoroughLondon Borough of Westminster
WardLittle Venice
Latitude51.523782
Longitude-0.186689
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