Westbourne · Westminster · Queen's Park and Maida Vale constituency · 51.52325, -0.18961

W9 2RB— Westbourne, Westminster

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

High-connectivity investment target

 

Schools 100%Safety 67/100Transport 54/100Yield 4.88%

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
68
Safety
67
Schools
100
Transport
54
Environment
74
Investment
69

The bottom line

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

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Location

W9 2RB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for W9 2RB

🛡️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 2RB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Mary Magdalene & St Stephen's CofE Primary School

Not yet inspected · 1 min walk

KS2: 105.4

★★★

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 25 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)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Paddington Fire Station · 561m

Crime is +68% above London average

Property

Prices, sales volume and market trends

Avg floor area63.2 m²

EPC breakdown

C
14%
D
8%

Based on 22 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

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£158,000
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, filled cavity
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £805
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2024 · CAGR

+4.9%

Total change

+230%

Market Activity

Price Velocity & Acceleration

Current Velocity

+11.1%

per year

Acceleration

+8.37

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £400k–£450k · 19 sales

Property Type Mix

Total: 19 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£152k£201k+32.7%2
Post-dot-com plateau2001–2003£185k£180k-2.7%1.3
Pre-crash peak2005–2007£269k£335k+24.8%1.3
GFC & correction2008–2011£370k£400k+8.1%1
Help-to-Buy recovery2013–2013£438k£438k+0%1
Pandemic surge2021–2021£450k£450k+0%1
Current market2024–2024£500k£500k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.2% alpha

Flat/maisonette-0.2% α
Local
10.4%
District
10.6%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

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

52

Walkability score

146

Footpaths (500m)

13

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)

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Parking & EV

Car parks, spaces and charging points

31

Car parks (800m)

24

EV chargers (800m)

Total spaces (800m)65
Nearest car park273m
Santander docks (800m)13
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Paddington Station Car Park· yes
725m
🅿️
NCP Car Park London Maida Vale65 spaces
753m

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
NoiseMEDIUM
road
MODERATE
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

16 min walk

87%

Recommend GP

87%

Overall GP experience

1

GPs within 1km

6

Dentists within 1km

3

Care homes (1km)

Nearest hospitalSt Mary's Hospital · 1.2 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

125

Parks (1km)

31

Restaurants (800m)

22

Cafes (800m)

2

Pubs (400m)

3

Pharmacies (800m)

6

Gyms (1km)

37

Sports (1km)

8

Convenience

Nearest supermarketWaitrose · 770 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)

361m

Post office

Nearby shops

Buy Well Food142 m
Kunduz274 m
Quality Wines283 m
Costcutter Express290 m

Nearby cafes

Grand Junction Cafe76 m
Ginger131 m
Daniel's138 m
It's Good283 m

Nearby restaurants

The Waterway130 m
Da Daniela131 m
The Summerhouse265 m
Farmhouse Pizza293 m

Nearby pubs

The Hero138 m
The Waterway141 m
Prince Alfred352 m
Warwick Castle421 m

Nearby gyms

Little Venice Pilates & Physiotherapy234 m
Paddington Sports Club307 m
Academy Sport388 m
Harbour Club Notting Hill440 m

Nearby pharmacies

Benson Pharmacy292 m
Sumer Pharmacy308 m
Pitchkins & Currans596 m
Browns Chemist674 m

Nearby health

Health At The Stowe320 m
Shirland Dental Practice438 m
Shirland Dental Practise598 m
Maida Vale Medical Centre604 m
Food hygiene (5-star)45% of 107

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

69

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

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+15.3%

Rent growth (1yr)

Market liquidity

Future outlook

43.7

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route6,917m
Crossrail 2 route3,733m

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)
67
Live planning apps (800m)
31
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
59
Planning apps (3 years)
36
Local approval rate
88%
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
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
111B, 111B, Shirland Road, W9 2EL31 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 2RB

Full postcodeW9 2RB
Postcode districtW9
BoroughLondon Borough of Westminster
WardWestbourne
Latitude51.523252
Longitude-0.189607
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