Harrow Road · Westminster · Queen's Park and Maida Vale constituency · 51.52783, -0.20340

W9 3BB— Harrow Road, Westminster

Location and area intelligence for W9 3BB, Harrow Road, Westminster

The overachiever's postcode

 

Bottom 25% LondonSchools 91%Safety 70/100Transport 49/100Low yield 3.46%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
71
Safety
70
Schools
100
Transport
49
Environment
70
Investment
46

The bottom line

W9 3BB offers exceptional schools (100% Good/Outstanding) and low crime at £910,000 median — a strong choice for Families.

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Location

W9 3BB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: StrongRisk: Low

London Benchmarks

vs London avg price+75.0% vs London avg
vs London income-6.4% vs London avg
vs London crime+43.0% vs London avg

Deep-dive guides for W9 3BB

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

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“The overachiever's postcode”

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How W9 3BB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

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

Primary

St Luke's CofE Primary School

Outstanding · Inspected Oct 2022 · 6 min walk

KS2: 109.7

★★★

Secondary

Paddington Academy

Outstanding · Inspected Mar 2023 · 10 min walk

P8: +0.84A8: 57.5

100% of local schools rated Good or Outstanding · based on 35 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Mary Paterson Nursery School

Not inspected · 1 min walk

13 primaries · 1 secondaries · 4 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

93.2 incidents per 1,000 residents

Higher crime than 70% of London
↑ Rising 815.0%

-79% vs borough

Crime by type

Other41%
Violence & sexual offences21%
Anti-social behaviour14%
Drug offences8%
Burglary6%
Vehicle crime5%
Robbery3%
Theft2%

Road safety

99

Road safety score

1

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: North Kensington Fire Station · 896m

Crime is +43% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£910,000

Median sale price

Top 25% — 75% above London median

£910,000 is 75% above the London median (£520,000)

+42.0%

This year

Flat

Dominant type

Price history

5-year change
+89.6%
Sales (24 months)6
New build0.0%
Avg terraced£1,062,500
Avg flat£691,250
Price per m²£14,467/m²
Price per ft²£1,344/ft²
Avg floor area63.7 m²

EPC breakdown

B
1%
C
39%
D
35%
E
6%
F
2%

Based on 83 properties · Confidence: high

Street mix

Semi 2%Terraced 18%Flat 79%Other 1%

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£33,000
First-time buyerFTB
£33,000
Additional propertyBTL/2nd
£60,300

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

23.2×

Price-to-income

£4,552/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield855 kWh/kWp/yr
Rebuild cost estimate£159,250
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £906
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+8.8%

Total change

+1166%

Market Activity

Price Velocity & Acceleration

Current Velocity

+30.7%

per year

Acceleration

-49.28

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £500k–£600k · 92 sales

Property Type Mix

Total: 92 sales

Semi-detached2.2%
Terraced18.5%
Flat/maisonette79.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£79k£248k+213.9%3
Post-dot-com plateau2001–2004£188k£300k+60%4.2
Pre-crash peak2005–2007£250k£250k+0%3
GFC & correction2008–2012£330k£350k+6.1%2.2
Help-to-Buy recovery2013–2016£935k£664k-28.9%3.2
Brexit uncertainty2018–2019£398k£365k-8.3%1.5
Pandemic surge2020–2021£1.10m£480k-56.4%2.5
Rate-rise correction2022–2023£516k£425k-17.6%4.5
Current market2024–2025£765k£1.00m+30.7%4.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.4% alpha

Weakest performer

Terraced

-1.5% alpha

Flat/maisonette+1.4% α
Local
7.5%
District
6.1%
Terraced-1.5% α
Local
5.4%
District
6.9%

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

Buyer vs Seller Score

Composite market conditions index 0–100

22out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing4
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Below London average
Queen's Park Underground StationBakerloo line
8.5 min walk
Queens Park (London)

Nearby stations

Queens Park (London) Rail StationLioness
9 min walk
Queens Park (London)National Rail
9 min walk
Queen's Park Underground StationBakerloo
9 min walk
Westbourne Park Underground StationCircle · Hammersmith & City
10 min walk
Kilburn Park Underground StationBakerloo
13 min walk
No bus stops within 400m

56

Walkability score

111

Footpaths (500m)

5

Santander docks (800m)

0.3 km

Nearest cycle dock

Central London commute times

London Bridge47 min ↑
Victoria ★43 min
Waterloo47 min ↑
Canary Wharf56 min ↑
City47 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

32

Car parks (800m)

1

EV chargers (800m)

Nearest car park176m
Santander docks (800m)5
Nearest cycle dock0.3 km

Nearby car parks

🅿️
Wormington Green
730m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 2.7 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 5.2 km

Energy

Solar: 855 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 2

Landslide susceptibility: Medium

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 yield855.0 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

HALF PENNY STEPS HEALTH CENTRE

427-429 HARROW ROAD, W10 4RE

3 min walk

83%

Recommend GP

83%

Overall GP experience

10

GPs within 1km

11

Dentists within 1km

4

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 1.2 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 3.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

70

Parks (1km)

37

Restaurants (800m)

25

Cafes (800m)

2

Pubs (400m)

5

Pharmacies (800m)

4

Gyms (1km)

5

Sports (1km)

13

Convenience

Nearest supermarketCostcutter · 526 m
1 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

1

Libraries (1km)

0

Cinemas (2km)

925m

Post office

Nearby shops

Mozart Dairy140 m
Rose Food& Wine177 m
Ahmed's Halal Bazaar220 m
Afro Caribbean Fruit & Veg225 m

Nearby cafes

Café Larache284 m
W10 Coffee290 m
Four O Five292 m
Blake's358 m

Nearby restaurants

The Cedar158 m
Napoli Express161 m
Farrouj170 m
Carolina Chicken237 m

Nearby pubs

Caramel162 m
The Frankfort Arms304 m
Angie's Free House560 m
The Union Tavern576 m

Nearby gyms

Jubilee Community Leisure Centre182 m
Burn LDN571 m
Yogarise Queen's Park604 m
Re:Connect Studio622 m

Nearby pharmacies

Medicare Pharmacy219 m
Prince Chemist381 m
Browns Chemist491 m
Pitchkins & Currans503 m

Nearby health

Shirland Road Medical Centre150 m
Health Centre222 m
Half Penny Steps Health Centre266 m
WestCity Dental358 m
Food hygiene (5-star)54% of 151

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
3.5% (average)London avg: 3.8%Below average yield — bottom 51%
Gentrification score54/100
Right-to-buy sales (5yr)Owner-occupier growth signal44
Sales last 12 months1

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+15.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

68.9

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route8,000m
Crossrail 2 route4,774m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,683 nationally

1,963

Est. population

26,113/km²

56%

Employed

48%

Degree educated

£39,300

Median income

5.9%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

36

Community stability

Age profile

23%
29%
20%
19%
Under 1823%
18–3429%
35–4920%
50–6419%
65+9%

Tenure

15%
30%
42%
Own outright12%
Own (mortgage)15%
Private rent30%
Social rent42%
Shared ownership1%
Rent free0%

Ethnicity

24%
20%
24%
14%
White British24%
White Other20%
Asian12%
Black24%
Mixed6%
Other14%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine18%
No car household59%
Unemployed6%
No qualifications15%

Housing tenure (Census 2021)

Social rent42%
Private rent30%

vs. London

Income vs London-6.4%
Price vs London+75.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
12
Live planning apps (800m)
12
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
27
Planning apps (3 years)
11
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
3
Under construction
0
Completed (3yr)
65
Largest scheme
279 homes · MOZART ESTATE, MOZART ESTATE, DOWNLAND STREET, W10
Pipeline pressure
LOW

Named schemes (500m)

Jubilee Sports Centre, Jubilee Sports Centre, Caird Street, W10 4RR84 homes
completed
HORMEAD WHARF, HORMEAD WHARF, HORMEAD ROAD, W975 homes
completed
421-425, 421-425, HARROW ROAD, W1068 homes
completed
427-429, 427-429, Harrow Road, W10 4RE47 homes
completed
77-79, 77-79, Fermoy Road, W9 3NU32 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
14.2%
Ward turnout
34%
Election year
2026
MP
Georgia Gould (Labour)
MP majority
14,913
Constituency
Queen's Park and Maida Vale

Councillors

Concia AlbertLabour
Regan HookLabour
Rhys ThomasLabour

Stamp Duty & Affordability Calculator

Stamp duty on median price (£910,000)

£33,000

Standard buyer

£33,000

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 3BB

Full postcodeW9 3BB
Postcode districtW9
BoroughLondon Borough of Westminster
WardHarrow Road
Latitude51.527825
Longitude-0.203395
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