Little Venice · Westminster · Queen's Park and Maida Vale constituency · 51.52422, -0.18536

W9 2QB— Little Venice, Westminster

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

The practical family move

 

Top 5% LondonSchools 100%Safety 78/100Transport 63/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
78
Safety
78
Schools
95
Transport
63
Environment
58
Investment
60

The bottom line

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

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Location

W9 2QB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
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 2QB

🛡️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 2QB 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 · 2 min walk

KS2: 107.6

★★★

Secondary

Paddington Academy

Outstanding · Inspected Mar 2023 · 6 min walk

P8: +0.84A8: 57.5

100% of local schools rated Good or Outstanding · based on 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Granville Plus Nursery School

Good · 16 min walk

8 primaries · 4 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)

1

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Paddington Fire Station · 479m

Crime is 28% 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£13,702/m²
Price per ft²£1,273/ft²
Avg floor area90.2 m²

EPC breakdown

B
11%
C
24%
D
12%
E
1%

Based on 48 properties · Confidence: high

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£225,500
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £1,107
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5%

Total change

+327%

Market Activity

Price Velocity & Acceleration

Current Velocity

-12.5%

per year

Acceleration

-10.95

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £200k–£250k · 152 sales

Property Type Mix

Total: 152 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£258k£365k+41.7%12.7
Post-dot-com plateau2001–2004£386k£490k+26.9%5.5
Pre-crash peak2005–2007£465k£643k+38.2%6
GFC & correction2008–2012£540k£690k+27.8%2
Help-to-Buy recovery2013–2016£860k£1.25m+45.3%3
Brexit uncertainty2018–2019£1.17m£1.02m-12.4%3
Pandemic surge2021–2021£900k£900k+0%3
Rate-rise correction2023–2023£1.28m£1.28m+0%2
Current market2024–2025£1.26m£1.10m-12.5%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.5% alpha

Flat/maisonette-0.5% α
Local
5.6%
District
6.1%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

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

56

Walkability score

213

Footpaths (500m)

17

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)

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Parking & EV

Car parks, spaces and charging points

30

Car parks (800m)

29

EV chargers (800m)

Total spaces (800m)65
Nearest car park33m
Santander docks (800m)17
Nearest cycle dock0.1 km

Nearby car parks

🅿️
NCP Car Park London Maida Vale65 spaces
471m
🅿️
Paddington Station Car Park· yes
688m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 1.4 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 5.1 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

18 min walk

1

GPs within 1km

4

Dentists within 1km

4

Care homes (1km)

Nearest hospitalSt Mary's Hospital · 1.1 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

136

Parks (1km)

31

Restaurants (800m)

19

Cafes (800m)

5

Pubs (400m)

4

Pharmacies (800m)

6

Gyms (1km)

38

Sports (1km)

2

Convenience

Nearest supermarketAl-Shaheen Supermarket · 678 m
25 tennis courts1 swimming pools6 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

2

Libraries (1km)

0

Cinemas (2km)

57m

Post office

Nearby shops

Real Drinks72 m
Buy Well Food259 m
SS Foods & Wine384 m
Jay's406 m

Nearby cafes

Toast67 m
Cabmen's Shelter147 m
Ginger213 m
Daniel's248 m

Nearby restaurants

Paulette39 m
Formosa Dining Room48 m
Chakra Little Venice50 m
Janan59 m

Nearby pubs

Prince Alfred39 m
The Hero233 m
The Waterway242 m
Warwick Castle266 m

Nearby gyms

Little Venice Pilates & Physiotherapy135 m
Paddington Sports Club309 m
Little Venice Sports Centre608 m
Academy Sport663 m

Nearby pharmacies

Boots398 m
Remedy's Pharmacy497 m
Benson Pharmacy571 m
Curie Chemist605 m

Nearby health

Fortes Clinic423 m
Yourdental Wellness465 m
Maida Smiles474 m
Abi Dental Care484 m
Food hygiene (5-star)52% of 113

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

67.7

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route6,703m
Crossrail 2 route3,467m

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

Urban coreVery 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)
134
Live planning apps (800m)
40
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
68
Planning apps (3 years)
41
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)
1
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
14-20, 14-20, BRISTOL MEWS, W926 homes
completed
100-102, 100-102, SUTHERLAND AVENUE, W918 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 2QB

Full postcodeW9 2QB
Postcode districtW9
BoroughLondon Borough of Westminster
WardLittle Venice
Latitude51.524220
Longitude-0.185359
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