Little Venice · Westminster · Queen's Park and Maida Vale constituency · 51.52193, -0.18466

W9 2PD— Little Venice, Westminster

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

City living at its best

 

Top 5% LondonSchools 100%Safety 67/100Transport 74/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families, Commuters, Young professionals

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Strong, well-rated schools set this area apart

Liveability
78
Safety
67
Schools
90
Transport
74
Environment
58
Investment
60

The bottom line

W9 2PD offers exceptional schools (100% Good/Outstanding), low crime and good transport links — a strong choice for Families and Commuters.

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Location

W9 2PD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+9.3% vs London avg
vs London crime+74.0% vs London avg

Deep-dive guides for W9 2PD

🛡️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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“City living at its best”

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How W9 2PD 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 · 3 min walk

KS2: 107.6

★★

Secondary

Westminster Academy

Good · Inspected Oct 2023 · 7 min walk

P8: -0.04A8: 47.8

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Granville Plus Nursery School

Good · 19 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

113.3 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 5550.0%

-74% vs borough

Crime by type

Other31%
Violence & sexual offences18%
Anti-social behaviour16%
Vehicle crime12%
Burglary8%
Theft7%
Drug offences5%
Robbery4%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Paddington Fire Station · 223m

Crime is +74% 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£8,149/m²
Price per ft²£757/ft²
Avg floor area78.7 m²

EPC breakdown

C
11%
D
12%

Based on 23 properties · Confidence: medium

Street mix

Semi 4%Flat 94%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

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£196,750
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)
GlazingSingle glazed
Council tax band Band GAnnual charge £1,510
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+6%

Total change

+449%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.7%

per year

Acceleration

+13.12

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £200k–£250k · 46 sales

Property Type Mix

Total: 46 sales

Semi-detached4.3%
Flat/maisonette95.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£128k£285k+123.1%2.7
Post-dot-com plateau2001–2003£515k£603k+17%2.7
Pre-crash peak2006–2007£436k£1.03m+136.1%1.5
GFC & correction2008–2012£678k£635k-6.3%1.4
Help-to-Buy recovery2013–2016£1.64m£3.60m+120.2%2.3
Brexit uncertainty2017–2018£6.80m£765k-88.8%1
Pandemic surge2020–2021£935k£750k-19.8%1
Current market2024–2024£700k£700k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.7% alpha

Flat/maisonette+2.7% α
Local
11.7%
District
9%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 85% of London
Warwick Avenue Underground StationBakerloo line
1.9 min walk
London Paddington→ Paddington
0 min

Nearby stations

Warwick Avenue Underground StationBakerloo
2 min walk
Royal Oak Underground StationHammersmith & City · Circle
5 min walk
Paddington (H&C Line)-UndergroundCircle · Hammersmith & City
8 min walk
PaddingtonElizabeth line
10 min walk
Paddington Underground StationBakerloo · District
11 min walk
No bus stops within 400m

57

Walkability score

206

Footpaths (500m)

21

Santander docks (800m)

0.1 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

24

Car parks (800m)

26

EV chargers (800m)

Total spaces (800m)65
Nearest car park59m
Santander docks (800m)21
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Paddington Station Car Park· yes
428m
🅿️
NCP Car Park London Maida Vale65 spaces
674m

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: 28.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 78% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 1.3 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 52%
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

WESTMINSTER LD PARTNERSHIP

MEZZANINE FLOOR, 215-219 LISSON GROVE, NW8 8LW

12 min walk

1

GPs within 1km

8

Dentists within 1km

4

Care homes (1km)

Nearest hospitalSt Mary's Hospital · 873 m
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

106

Parks (1km)

37

Restaurants (800m)

19

Cafes (800m)

6

Pubs (400m)

5

Pharmacies (800m)

5

Gyms (1km)

25

Sports (1km)

2

Convenience

Nearest supermarketWaitrose · 631 m
14 tennis courts6 sports halls

Nightlife (500m)

0

Nightclubs

6

Late-night venues

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

3

Libraries (1km)

0

Cinemas (2km)

304m

Post office

Nearby shops

SS Foods & Wine178 m
Real Drinks299 m
Sainsbury's Local397 m
Buy Well Food417 m

Nearby cafes

The Café at Clifton Nurseries46 m
The Waterside Cafe136 m
Cabmen's Shelter160 m
Toast299 m

Nearby restaurants

Kateh64 m
The Summerhouse112 m
The Waterway244 m
Janan250 m

Nearby pubs

Warwick Castle56 m
The Bridge House105 m
The Waterway233 m
Prince Alfred277 m

Nearby gyms

Little Venice Pilates & Physiotherapy174 m
Nuffield Health Fitness & Wellbeing451 m
12x3 Gym467 m
Little Venice Sports Centre531 m

Nearby pharmacies

Boots494 m
Benson Pharmacy504 m
Remedy's Pharmacy597 m
Bayswater Pharmacy603 m

Nearby health

Health At The Stowe463 m
Fortes Clinic536 m
Abi Dental Care562 m
Yourdental Wellness576 m
Food hygiene (5-star)59% of 129

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 score28/100
Right-to-buy sales (5yr)Owner-occupier growth signal44
Sales last 12 months0

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

4/100

Velocity score

Future outlook

74.1

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route6,543m
Crossrail 2 route3,367m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,915 nationally

1,994

Est. population

11,166/km²

59%

Employed

66%

Degree educated

£45,900

Median income

2.7%

Claimant rate

Urban coreHigh densityYoung professionals

37

Community stability

Age profile

22%
21%
21%
22%
14%
Under 1822%
18–3421%
35–4921%
50–6422%
65+14%

Tenure

29%
21%
43%
Own outright29%
Own (mortgage)21%
Private rent43%
Social rent7%
Shared ownership0%

Ethnicity

34%
34%
White British34%
White Other34%
Asian11%
Black3%
Mixed9%
Other10%

Employment & lifestyle

Managerial / professional56%
Routine / semi-routine6%
No car household52%
Unemployed3%
No qualifications8%

Housing tenure (Census 2021)

Private rent43%
Social rent7%

vs. London

Income vs London+9.3%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
141
Live planning apps (800m)
44
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
84
Planning apps (3 years)
42
Local approval rate
83%
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)
2
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)

PADDINGTON CENTRAL (FORMER GOODS YARD), PADDINGTON CENTRAL (FORMER GOODS YARD), BISHOP'S BRIDGE ROAD, W2 6BA219 homes
completed
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

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 2PD

Full postcodeW9 2PD
Postcode districtW9
BoroughLondon Borough of Westminster
WardLittle Venice
Latitude51.521926
Longitude-0.184658
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