Little Venice · Westminster · Queen's Park and Maida Vale constituency · 51.52246, -0.18644

W9 2PA— Little Venice, Westminster

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

The practical family move

 

Top 10% LondonSchools 100%Safety 78/100Transport 58/100Yield 7.15%

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
73
Safety
78
Schools
90
Transport
58
Environment
74
Investment
67

The bottom line

W9 2PA offers exceptional schools (100% Good/Outstanding) and low crime at £440,000 median — a strong choice for Families.

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Location

W9 2PA

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 avg price-15.4% vs London avg
vs London income+9.3% vs London avg
vs London crime-28.0% vs London avg

Deep-dive guides for W9 2PA

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

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How W9 2PA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Saviour's CofE Primary School

Good · Inspected Nov 2023 · 2 min walk

KS2: 107.6

★★

Secondary

Westminster Academy

Good · Inspected Oct 2023 · 6 min walk

P8: -0.04A8: 47.8

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 · 18 min walk

9 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

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 · 341m

Crime is 28% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£440,000

Median sale price

15% below London median

£440,000 is 15% below the London median (£520,000)

-0.5%

This year

Flat

Dominant type

Price history

5-year change
-31.0%
Sales (24 months)7
New build0.0%
Avg flat£440,000
Price per m²£7,843/m²
Price per ft²£729/ft²
Avg floor area55.9 m²

EPC breakdown

B
3%
C
26%
D
29%
E
7%
F
3%

Based on 68 properties · Confidence: high

Street mix

Flat 99%Other 2%

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£9,500
First-time buyerFTB
£750
Additional propertyBTL/2nd
£22,700

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

9.6×

Price-to-income

£2,201/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Stable

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£139,750
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.3%

Total change

+368%

Market Activity

Price Velocity & Acceleration

Current Velocity

-13.1%

per year

Acceleration

+57.17

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £250k–£300k · 133 sales

Property Type Mix

Total: 133 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£94k£199k+111.7%5.5
Post-dot-com plateau2001–2004£231k£262k+13.4%6
Pre-crash peak2005–2007£253k£350k+38.6%6.3
GFC & correction2008–2012£409k£424k+3.7%2.8
Help-to-Buy recovery2013–2016£651k£588k-9.8%3.5
Brexit uncertainty2017–2019£584k£515k-11.8%4
Pandemic surge2020–2021£417k£638k+52.9%2.5
Rate-rise correction2022–2023£525k£1.70m+224.3%1.5
Current market2024–2025£506k£440k-13.1%4.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.9% alpha

Flat/maisonette-0.9% α
Local
5.3%
District
6.2%

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

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing5
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
5 min walk
Paddington (H&C Line)-UndergroundCircle · Hammersmith & City
9 min walk
Maida Vale Underground StationBakerloo
10 min walk
PaddingtonElizabeth line
12 min walk
No bus stops within 400m

55

Walkability score

211

Footpaths (500m)

18

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

28

Car parks (800m)

26

EV chargers (800m)

Total spaces (800m)65
Nearest car park80m
Santander docks (800m)18
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Paddington Station Car Park· yes
529m
🅿️
NCP Car Park London Maida Vale65 spaces
675m

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: 1.4 km away✗ Not Green Belt✗ Not AONB18% 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

THE PEMBRIDGE VILLAS SURGERY

45A PEMBRIDGE VILLAS, W11 3EP

16 min walk

87%

Recommend GP

87%

Overall GP experience

0

GPs within 1km

8

Dentists within 1km

4

Care homes (1km)

Nearest hospitalSt Mary's Hospital · 1.0 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

122

Parks (1km)

36

Restaurants (800m)

17

Cafes (800m)

5

Pubs (400m)

4

Pharmacies (800m)

5

Gyms (1km)

31

Sports (1km)

3

Convenience

Nearest supermarketWaitrose · 667 m
20 tennis courts6 sports halls

Nightlife (500m)

0

Nightclubs

5

Late-night venues

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

3

Libraries (1km)

0

Cinemas (2km)

266m

Post office

Nearby shops

SS Foods & Wine179 m
Real Drinks274 m
Buy Well Food289 m
Kunduz345 m

Nearby cafes

The Café at Clifton Nurseries169 m
Grand Junction Cafe200 m
Cabmen's Shelter200 m
Ginger236 m

Nearby restaurants

The Summerhouse40 m
The Waterway108 m
Kateh192 m
Janan233 m

Nearby pubs

The Waterway97 m
Warwick Castle185 m
The Bridge House222 m
Prince Alfred243 m

Nearby gyms

Little Venice Pilates & Physiotherapy77 m
Paddington Sports Club424 m
Academy Sport488 m
Nuffield Health Fitness & Wellbeing583 m

Nearby pharmacies

Benson Pharmacy404 m
Sumer Pharmacy524 m
Boots550 m
Bayswater Pharmacy622 m

Nearby health

Health At The Stowe381 m
Fortes Clinic586 m
Abi Dental Care628 m
Yourdental Wellness628 m
Food hygiene (5-star)52% of 116

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

67

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
7.2% (high)London avg: 3.8%Strong yield — top 7% of London
Gentrification score18/100
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

62

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route6,680m
Crossrail 2 route3,500m

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%
Price vs London-15.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
126
Live planning apps (800m)
41
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
79
Planning apps (3 years)
39
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)
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
14, 14, CLIFTON VILLAS, W939 homes
completed
1, 1, WARRINGTON GARDENS, 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£440,000)

£9,500

Standard buyer

£750

First-time buyer

Save £8,750

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 2PA

Full postcodeW9 2PA
Postcode districtW9
BoroughLondon Borough of Westminster
WardLittle Venice
Latitude51.522457
Longitude-0.186439
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