Queen's Park · Westminster · Queen's Park and Maida Vale constituency · 51.52787, -0.20386

W9 3BE— Queen's Park, Westminster

Location and area intelligence for W9 3BE, Queen's Park, Westminster

The practical family move

 

Schools 93%Safety 78/100Transport 49/100~5% yield · indicativeOnly 4 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
68
Safety
78
Schools
100
Transport
49
Environment
70
Investment
60

The bottom line

W9 3BE offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

W9 3BE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-13.1% vs London avg
vs London crime-28.0% vs London avg

Deep-dive guides for W9 3BE

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

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“The practical family move”

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How W9 3BE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Queen's Park Primary School

Not yet inspected · 4 min walk

KS2: 107.0

★★★

Secondary

Paddington Academy

Outstanding · Inspected Mar 2023 · 11 min walk

P8: +0.84A8: 57.5

100% of local schools rated Good or Outstanding · based on 38 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Mary Paterson Nursery School

Not inspected · 2 min walk

12 primaries · 1 secondaries · 4 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 770.0%

from a low base — still below London average

-89% vs borough

Crime by type

Other28%
Violence & sexual offences22%
Vehicle crime17%
Anti-social behaviour11%
Burglary8%
Drug offences7%
Theft3%
Robbery3%

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: North Kensington Fire Station · 878m

Crime is 28% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£8,331/m²
Price per ft²£774/ft²
Avg floor area61.9 m²

EPC breakdown

B
1%
C
56%
D
19%
E
5%
F
1%
G
1%

Based on 83 properties · Confidence: high

Street mix

Terraced 6%Flat 94%

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 yield855 kWh/kWp/yr
Rebuild cost estimate£154,750
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+7.3%

Total change

+669%

Market Activity

Price Velocity & Acceleration

Current Velocity

-12.3%

per year

Acceleration

-81.98

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £450k–£500k · 65 sales

Property Type Mix

Total: 65 sales

Terraced6.2%
Flat/maisonette93.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£67k£143k+115%3
Post-dot-com plateau2001–2004£150k£294k+95.7%2.5
Pre-crash peak2005–2007£220k£305k+38.6%3.3
GFC & correction2008–2012£244k£323k+32.4%1.7
Help-to-Buy recovery2013–2016£416k£550k+32.1%2.2
Brexit uncertainty2019–2019£275k£275k+0%1
Pandemic surge2020–2021£635k£595k-6.4%2
Rate-rise correction2022–2023£432k£344k-20.5%3
Current market2024–2025£583k£512k-12.3%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.2% alpha

Flat/maisonette+1.2% α
Local
7.3%
District
6.1%

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

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing4
Trend Position75

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
8.4 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

117

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)

3

EV chargers (800m)

Nearest car park180m
Santander docks (800m)5
Nearest cycle dock0.3 km

Nearby car parks

🅿️
Wormington Green
712m

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: 2.8 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 · 1.1 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)

36

Restaurants (800m)

25

Cafes (800m)

2

Pubs (400m)

4

Pharmacies (800m)

4

Gyms (1km)

5

Sports (1km)

12

Convenience

Nearest supermarketCostcutter · 520 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)

915m

Post office

Nearby shops

Mozart Dairy119 m
Rose Food& Wine202 m
Ahmed's Halal Bazaar205 m
Afro Caribbean Fruit & Veg220 m

Nearby cafes

W10 Coffee268 m
Café Larache290 m
Four O Five295 m
Blake's371 m

Nearby restaurants

The Cedar188 m
Napoli Express190 m
Farrouj199 m
Carolina Chicken235 m

Nearby pubs

Caramel191 m
The Frankfort Arms314 m
Frames562 m
Angie's Free House575 m

Nearby gyms

Jubilee Community Leisure Centre153 m
Yogarise Queen's Park578 m
Re:Connect Studio599 m
Burn LDN600 m

Nearby pharmacies

Medicare Pharmacy204 m
Prince Chemist395 m
Dillons Chemist505 m
Browns Chemist523 m

Nearby health

Shirland Road Medical Centre144 m
Health Centre207 m
Half Penny Steps Health Centre246 m
WestCity Dental368 m
Food hygiene (5-star)56% 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

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 score26/100
Right-to-buy sales (5yr)Owner-occupier growth signal44
Sales last 12 months2

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

17/100

Velocity score

Future outlook

62.5

Price growth score

C
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,030m
Crossrail 2 route4,806m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,118 nationally

1,859

Est. population

21,867/km²

58%

Employed

43%

Degree educated

£36,500

Median income

7.7%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

34

Community stability

Age profile

19%
29%
21%
19%
Under 1819%
18–3429%
35–4921%
50–6419%
65+11%

Tenure

15%
31%
45%
Own outright8%
Own (mortgage)15%
Private rent31%
Social rent46%
Shared ownership1%
Rent free0%

Ethnicity

23%
16%
16%
19%
19%
White British23%
White Other16%
Asian16%
Black19%
Mixed8%
Other19%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine20%
No car household65%
Unemployed6%
No qualifications19%

Housing tenure (Census 2021)

Social rent46%
Private rent31%

vs. London

Income vs London-13.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
12
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
27
Planning apps (3 years)
12
Local approval rate
93%
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)
74
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
15.3%
Ward turnout
33%
Election year
2026
MP
Georgia Gould (Labour)
MP majority
14,913
Constituency
Queen's Park and Maida Vale

Councillors

Patricia McAllisterLabour
Cara SanquestLabour
Hamza TaouzzaleLabour

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Key facts for W9 3BE

Full postcodeW9 3BE
Postcode districtW9
BoroughLondon Borough of Westminster
WardQueen's Park
Latitude51.527868
Longitude-0.203855
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