Westbourne · Westminster · Queen's Park and Maida Vale constituency · 51.52319, -0.19066

W9 2RA— Westbourne, Westminster

Location and area intelligence for W9 2RA, Westbourne, Westminster

High-connectivity investment target

 

Schools 100%Safety 67/100Transport 49/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
67
Safety
67
Schools
100
Transport
49
Environment
74
Investment
55

The bottom line

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

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Location

W9 2RA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-14.0% vs London avg
vs London crime+68.0% vs London avg

Deep-dive guides for W9 2RA

🛡️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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“High-connectivity investment target”

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How W9 2RA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Ark Atwood Primary Academy

Outstanding · Inspected Jun 2024 · 1 min walk

KS2: 107.7

★★★

Secondary

Paddington Academy

Outstanding · Inspected Mar 2023 · 3 min walk

P8: +0.84A8: 57.5

100% of local schools rated Good or Outstanding · based on 24 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Granville Plus Nursery School

Good · 15 min walk

8 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

109.2 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 1266.7%

-75% vs borough

Crime by type

Other27%
Violence & sexual offences23%
Anti-social behaviour19%
Burglary10%
Vehicle crime8%
Robbery6%
Drug offences4%
Theft4%

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 · 617m

Crime is +68% above London average

Property

2 Jul

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£10,331/m²
Price per ft²£960/ft²
Avg floor area61.5 m²

EPC breakdown

C
9%
D
9%

Based on 18 properties · Confidence: medium

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£153,750
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £805
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+6.7%

Total change

+562%

Market Activity

Price Velocity & Acceleration

Current Velocity

+55.7%

per year

Acceleration

+52.84

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £350k–£400k · 9 sales

Property Type Mix

Total: 9 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£94k£180k+90.5%1.3
Post-dot-com plateau2002–2002£275k£275k+0%1
GFC & correction2011–2011£301k£301k+0%1
Brexit uncertainty2019–2019£390k£390k+0%1
Rate-rise correction2023–2023£401k£401k+0%1
Current market2025–2025£625k£625k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Royal Oak Underground StationHammersmith & City line
5.7 min walk
Kilburn High Road

Nearby stations

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

56

Walkability score

145

Footpaths (500m)

15

Santander docks (800m)

0.2 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

30

Car parks (800m)

24

EV chargers (800m)

Nearest car park320m
Santander docks (800m)15
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Paddington Station Car Park· yes
768m

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: 1.7 km away✗ Not Green Belt✗ Not AONB16% 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

15 min walk

87%

Recommend GP

87%

Overall GP experience

1

GPs within 1km

9

Dentists within 1km

4

Care homes (1km)

Nearest hospitalSt Mary's Hospital · 1.3 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 3.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

122

Parks (1km)

36

Restaurants (800m)

22

Cafes (800m)

2

Pubs (400m)

4

Pharmacies (800m)

7

Gyms (1km)

38

Sports (1km)

10

Convenience

Nearest supermarketWestbourne Nogs Grocery · 603 m
25 tennis courts6 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

3

Libraries (1km)

0

Cinemas (2km)

431m

Post office

Nearby shops

Buy Well Food181 m
Latenight224 m
Quality Wines238 m
Al Khalil250 m

Nearby cafes

Grand Junction Cafe115 m
Daniel's182 m
Ginger190 m
Ahlan Cafe227 m

Nearby restaurants

Da Daniela188 m
The Waterway196 m
Chicken Valley223 m
Farmhouse Pizza223 m

Nearby pubs

The Hero188 m
The Waterway207 m
Prince Alfred423 m
Warwick Castle489 m

Nearby gyms

Little Venice Pilates & Physiotherapy307 m
Paddington Sports Club334 m
Academy Sport348 m
Harbour Club Notting Hill381 m

Nearby pharmacies

Sumer Pharmacy235 m
Benson Pharmacy255 m
Pitchkins & Currans531 m
Browns Chemist632 m

Nearby health

Health At The Stowe300 m
Shirland Dental Practice419 m
Shirland Dental Practise555 m
The Elgin Clinic577 m
Food hygiene (5-star)40% of 121

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

E

High street health

Investment

Investment grade, yield and market outlook

55

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 score24/100
Right-to-buy sales (5yr)Owner-occupier growth signal44
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+15.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

53

Price growth score

C
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route6,979m
Crossrail 2 route3,803m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,834 nationally

1,878

Est. population

26,751/km²

42%

Employed

37%

Degree educated

£36,100

Median income

6.4%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

35

Community stability

Age profile

24%
26%
18%
18%
14%
Under 1824%
18–3426%
35–4918%
50–6418%
65+14%

Tenure

20%
67%
Own outright7%
Own (mortgage)5%
Private rent20%
Social rent67%
Shared ownership1%
Rent free0%

Ethnicity

20%
23%
15%
13%
23%
White British20%
White Other23%
Asian15%
Black13%
Mixed6%
Other23%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine20%
No car household69%
Unemployed6%
No qualifications27%

Housing tenure (Census 2021)

Social rent67%
Private rent20%

vs. London

Income vs London-14.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
54
Live planning apps (800m)
31
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
53
Planning apps (3 years)
38
Local approval rate
89%
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)
118
Largest scheme
235 homes · CARLTON GATE (PHASE 3), CARLTON GATE (PHASE 3), HARROW ROAD, W9 3TD
Pipeline pressure
NONE

Named schemes (500m)

300, Harrow Road, W2 5HG112 homes
completed
POLESWORTH HOUSE, POLESWORTH HOUSE, ALFRED ROAD, W2110 homes
completed
Amberley Road Centre, Amberley Road Centre, Amberley Road, W9 2JJ47 homes
completed
ELNATHAN MEWS, W244 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
Labour
Ward majority vote
14.7%
Ward turnout
33%
Election year
2026
MP
Georgia Gould (Labour)
MP majority
14,913
Constituency
Queen's Park and Maida Vale

Councillors

Adam HugLabour
David BoothroydLabour
Angela PiddockLabour

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Key facts for W9 2RA

Full postcodeW9 2RA
Postcode districtW9
BoroughLondon Borough of Westminster
WardWestbourne
Latitude51.523187
Longitude-0.190662
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
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TfL
Transport
for London
NHS
Digital
Companies
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Mail
Food Standards
Agency
Ofcom
Met
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