Little Venice · Westminster · Queen's Park and Maida Vale constituency · 51.52531, -0.18739

W9 2QJ— Little Venice, Westminster

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

The family fortress

 

Top 5% LondonSchools 100%Safety 78/100Transport 56/100Low yield 3.37%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
75
Safety
78
Schools
95
Transport
56
Environment
79
Investment
46

The bottom line

W9 2QJ offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £935,000 median — a strong choice for Families.

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Location

W9 2QJ

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+79.8% vs London avg
vs London income+9.3% vs London avg
vs London crime-28.0% vs London avg

Deep-dive guides for W9 2QJ

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

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“The family fortress”

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How W9 2QJ 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 · 4 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 · 14 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

98

Road safety score

2

Accidents (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 · 645m

Crime is 28% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£935,000

Median sale price

Top 25% — 80% above London median

£935,000 is 80% above the London median (£520,000)

-36.2%

This year

Flat

Dominant type

Price history

5-year change
-3.7%
Sales (24 months)5
New build0.0%
Avg flat£935,000
Price per m²£13,831/m²
Price per ft²£1,285/ft²
Avg floor area82.5 m²

EPC breakdown

B
1%
C
30%
D
25%
E
11%
F
1%

Based on 68 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

Stamp duty

Standard buyer£34,750
First-time buyerFTB
£34,750
Additional propertyBTL/2nd
£62,800

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

20.4×

Price-to-income

£4,677/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£206,250
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 EAnnual charge £1,107
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.6%

Total change

+580%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.7%

per year

Acceleration

+24.75

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £200k–£250k · 79 sales

Property Type Mix

Total: 79 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£141k£244k+72.7%3.3
Post-dot-com plateau2001–2004£413k£423k+2.4%2.7
Pre-crash peak2005–2007£247k£488k+97.4%5
GFC & correction2008–2012£425k£515k+21.1%2.8
Help-to-Buy recovery2013–2016£866k£918k+5.9%2.7
Brexit uncertainty2017–2018£955k£433k-54.7%1.5
Pandemic surge2020–2021£710k£971k+36.8%1.5
Rate-rise correction2022–2023£858k£1.20m+39.9%1.5
Current market2024–2025£935k£960k+2.7%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.4% alpha

Flat/maisonette+0.4% α
Local
6.6%
District
6.2%

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

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing0
Trend Position75

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
4.1 min walk
Kilburn High Road

Nearby stations

Warwick Avenue Underground StationBakerloo
4 min walk
Maida Vale Underground StationBakerloo
6 min walk
Royal Oak Underground StationCircle · Hammersmith & City
9 min walk
Paddington (H&C Line)-UndergroundCircle · Hammersmith & City
13 min walk
Westbourne Park Underground StationCircle · Hammersmith & City
13 min walk
No bus stops within 400m

58

Walkability score

183

Footpaths (500m)

11

Santander docks (800m)

0.3 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

37

Car parks (800m)

27

EV chargers (800m)

Total spaces (800m)65
Nearest car park27m
Santander docks (800m)11
Nearest cycle dock0.3 km

Nearby car parks

🅿️
NCP Car Park London Maida Vale65 spaces
493m

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: 1.6 km away✗ Not Green Belt✗ Not AONB33% green spaceTree canopy: 70%
More green space than 88% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 5.0 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

17 min walk

0

GPs within 1km

5

Dentists within 1km

4

Care homes (1km)

Nearest hospitalHospital of St John and St Elizabeth · 1.2 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

130

Parks (1km)

23

Restaurants (800m)

21

Cafes (800m)

3

Pubs (400m)

3

Pharmacies (800m)

4

Gyms (1km)

36

Sports (1km)

3

Convenience

Nearest supermarketAl-Shaheen Supermarket · 572 m
25 tennis courts1 swimming pools6 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

2

Libraries (1km)

0

Cinemas (2km)

187m

Post office

Nearby shops

Buy Well Food149 m
Real Drinks214 m
La Piccola Deli290 m
Bon Appetit310 m

Nearby cafes

Ginger146 m
Daniel's146 m
Toast208 m
Grand Junction Cafe331 m

Nearby restaurants

Da Daniela145 m
Paulette183 m
Chakra Little Venice187 m
The Red Pepper202 m

Nearby pubs

The Hero140 m
Prince Alfred201 m
The Waterway296 m
Warrington365 m

Nearby gyms

Paddington Sports Club123 m
Little Venice Pilates & Physiotherapy255 m
Paddington Recreation Ground Fitness Suite652 m
Burn LDN654 m

Nearby pharmacies

Boots524 m
Sumer Pharmacy540 m
Vineyard Pharmacy545 m
Benson Pharmacy568 m

Nearby health

Maida Vale Medical Centre374 m
Shirland Dental Practice383 m
Maida Smiles475 m
Elgin Dental Care495 m
Food hygiene (5-star)40% of 89

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

46

Investment score

Moderate

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
3.4% (average)London avg: 3.8%Below average yield — bottom 53%
Gentrification score26/100
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

66.7

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route6,885m
Crossrail 2 route3,630m

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+79.8%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
95
Live planning apps (800m)
41
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
64
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)
113
Largest scheme
112 homes · 300, Harrow Road, W2 5HG
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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£935,000)

£34,750

Standard buyer

£34,750

First-time buyer

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 2QJ

Full postcodeW9 2QJ
Postcode districtW9
BoroughLondon Borough of Westminster
WardLittle Venice
Latitude51.525313
Longitude-0.187392
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