Maida Vale · Westminster · Queen's Park and Maida Vale constituency · 51.52769, -0.19379

W9 2LF— Maida Vale, Westminster

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

High-connectivity investment target

 

Top 5% LondonSchools 100%Safety 74/100Transport 44/100~5% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
77
Safety
74
Schools
100
Transport
44
Environment
78
Investment
58

The bottom line

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

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

Less suited to Car-free commuters.

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Location

W9 2LF

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+0.0% vs London avg

Deep-dive guides for W9 2LF

🛡️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🔒 Very Safe🍕 Buzzing

“High-connectivity investment target”

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How W9 2LF 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 25 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Granville Plus Nursery School

Good · 8 min walk

12 primaries · 4 secondaries · 3 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

65.1 incidents per 1,000 residents

Better than 50% of London
↑ Rising 1100.0%

-85% vs borough

Crime by type

Other33%
Violence & sexual offences19%
Anti-social behaviour18%
Vehicle crime16%
Burglary6%
Theft4%
Drug offences3%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Paddington Fire Station · 1.1km

Crime is 0% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£9,816/m²
Price per ft²£912/ft²
Avg floor area65.5 m²

EPC breakdown

B
1%
C
28%
D
17%
E
2%

Based on 48 properties · Confidence: high

Street mix

Terraced 1%Flat 99%

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£163,750
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 EAnnual charge £1,107
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.6%

Total change

+579%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.8%

per year

Acceleration

-3.81

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £100k–£125k · 92 sales

Property Type Mix

Total: 92 sales

Terraced1.1%
Flat/maisonette98.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£97k£178k+83.9%5.7
Post-dot-com plateau2001–2004£227k£271k+19.4%4.2
Pre-crash peak2005–2007£286k£365k+27.6%3.3
GFC & correction2008–2012£370k£497k+34.4%2.5
Help-to-Buy recovery2013–2016£551k£800k+45.2%1.5
Brexit uncertainty2017–2019£633k£600k-5.1%2.7
Pandemic surge2020–2020£615k£615k+0%1
Rate-rise correction2022–2023£640k£575k-10.1%2
Current market2024–2025£625k£655k+4.8%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.5% alpha

Flat/maisonette+0.5% α
Local
7.3%
District
6.8%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume53
Seasonal Timing5
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

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

49

Walkability score

124

Footpaths (500m)

6

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

40

Car parks (800m)

28

EV chargers (800m)

Nearest car park27m
Santander docks (800m)6
Nearest cycle dock0.4 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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 — 4.9 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

7

GPs within 1km

7

Dentists within 1km

7

Care homes (1km)

Nearest hospitalHospital of St John and St Elizabeth · 1.4 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 3.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

137

Parks (1km)

28

Restaurants (800m)

23

Cafes (800m)

0

Pubs (400m)

4

Pharmacies (800m)

5

Gyms (1km)

35

Sports (1km)

3

Convenience

No pubs within 400m — nearest: Marian Bar (395 m)

Nearest supermarketMilad Supermarket · 842 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

0

Libraries (1km)

0

Cinemas (2km)

702m

Post office

Nearby shops

Elgin Food and Wine136 m
Hamish 2225 m
Bon Appetit236 m
La Piccola Deli287 m

Nearby cafes

The Bread Boutique146 m
Billy's Caffe160 m
Noamans Cafe172 m
Petit Cafe214 m

Nearby restaurants

George's Fish Bar210 m
Mourjam217 m
Big Pizza and Chicken221 m
Domino's255 m

Nearby pubs

Marian Bar395 m
Carlton Tavern509 m
The Hero511 m
Caramel519 m

Nearby gyms

Paddington Sports Club313 m
Burn LDN384 m
Paddington Recreation Ground Fitness Suite414 m
Iyengar Yoga Maida Vale563 m

Nearby pharmacies

Browns Chemist176 m
Pitchkins & Currans403 m
Sumer Pharmacy552 m
Vineyard Pharmacy611 m

Nearby health

Shirland Dental Practice139 m
Shirland Dental Practise143 m
W9 Dental Health283 m
Maida Vale Medical Centre393 m
Food hygiene (5-star)45% of 111

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
4.9% (good)London avg: 3.8%Strong yield — top 21% of London
Gentrification score31/100
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

73.3

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,401m
Crossrail 2 route4,118m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 27,008 nationally

1,475

Est. population

25,396/km²

74%

Employed

78%

Degree educated

£49,600

Median income

1.5%

Claimant rate

Inner cityVery high densityYoung professionals

31

Community stability

Age profile

15%
33%
28%
14%
Under 1815%
18–3433%
35–4928%
50–6414%
65+9%

Tenure

18%
22%
53%
Own outright18%
Own (mortgage)22%
Private rent53%
Social rent6%
Shared ownership0%

Ethnicity

39%
34%
White British39%
White Other34%
Asian10%
Black3%
Mixed7%
Other7%

Employment & lifestyle

Managerial / professional66%
Routine / semi-routine4%
No car household61%
Unemployed5%
No qualifications5%

Housing tenure (Census 2021)

Private rent53%
Social rent6%

vs. London

Income vs London+18.1%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
22
Live planning apps (800m)
30
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
26
Planning apps (3 years)
15
Local approval rate
69%
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)
125
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
South Kilburn Regeneration Roundabout Site, South Kilburn Regeneration Roundabout Site, Carlton Vale, NW6133 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
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 2LF

Full postcodeW9 2LF
Postcode districtW9
BoroughLondon Borough of Westminster
WardMaida Vale
Latitude51.527687
Longitude-0.193785
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