Harrow Road · Westminster · Queen's Park and Maida Vale constituency · 51.52764, -0.19968

W9 3DY— Harrow Road, Westminster

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

Liquid asset in a prime location

 

Schools 92%Safety 70/100Transport 50/100Yield 3.70%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
66
Safety
70
Schools
95
Transport
50
Environment
75
Investment
58

The bottom line

W9 3DY offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £850,000 median — strong value for Families who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

Check your dealbreakers

Toggle the things that matter to you — see how W9 3DY scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how W9 3DY meets your needs.

Location

W9 3DY

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 avg price+63.5% vs London avg
vs London income-6.4% vs London avg
vs London crime+43.0% vs London avg

Deep-dive guides for W9 3DY

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare W9 3DY with:

Postcode Personality

🚇 Hyper-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe💎 Premium

“Liquid asset in a prime location”

Share:WhatsAppShare on X

How W9 3DY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Carlton Vale Infant School

Good · Inspected Jul 2023 · 6 min walk

★★★

Secondary

Paddington Academy

Outstanding · Inspected Mar 2023 · 7 min walk

P8: +0.84A8: 57.5

100% of local schools rated Good or Outstanding · based on 32 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Mary Paterson Nursery School

Not inspected · 2 min walk

17 primaries · 3 secondaries · 3 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

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: North Kensington Fire Station · 1.1km

Crime is +43% above 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.

£850,000

Median sale price

Top 25% — 63% above London median

£850,000 is 63% above the London median (£520,000)

+75.0%

This year

Terraced

Dominant type

Price history

5-year change
-10.4%
Sales (24 months)5
New build0.0%
Avg terraced£850,000
Price per m²£10,291/m²
Price per ft²£956/ft²
Avg floor area77.2 m²

EPC breakdown

B
4%
C
42%
D
9%
E
3%

Based on 58 properties · Confidence: high

Street mix

Semi 1%Terraced 84%Flat 14%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£30,000
First-time buyerFTB
£30,000
Additional propertyBTL/2nd
£55,500

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

21.6×

Price-to-income

£4,252/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield855 kWh/kWp/yr
Rebuild cost estimate£193,000
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 100 mm loft insulation
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

1995–2025 · CAGR

+8.8%

Total change

+1164%

Market Activity

Price Velocity & Acceleration

Current Velocity

+75.5%

per year

Acceleration

+121.39

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £125k–£150k · 117 sales

Property Type Mix

Total: 117 sales

Semi-detached0.9%
Terraced84.6%
Flat/maisonette14.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£92k£220k+139.1%4.5
Post-dot-com plateau2002–2004£500k£500k+0%7.7
Pre-crash peak2005–2007£648k£545k-15.8%7
GFC & correction2008–2012£447k£651k+45.7%2.4
Help-to-Buy recovery2013–2016£785k£650k-17.2%3.8
Brexit uncertainty2017–2019£830k£700k-15.7%2
Pandemic surge2020–2021£1.40m£949k-32%2.5
Rate-rise correction2022–2023£680k£1.23m+80.1%2
Current market2024–2025£663k£1.16m+75.5%3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+12.6% alpha

Weakest performer

Terraced

+3.1% alpha

Flat/maisonette+12.6% α
Local
23.2%
District
10.6%
Terraced+3.1% α
Local
8.8%
District
5.7%

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

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing2
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Westbourne Park Underground StationCircle line
8.8 min walk
Queens Park (London)

Nearby stations

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

56

Walkability score

120

Footpaths (500m)

6

Santander docks (800m)

0.3 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

33

Car parks (800m)

9

EV chargers (800m)

Nearest car park33m
Santander docks (800m)6
Nearest cycle dock0.3 km

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: 2.5 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 70%
More green space than 75% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 5.1 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

KILBURN PARK MEDICAL CENTRE

6 MILE WALK, NW6 5HB

7 min walk

72%

Recommend GP

72%

Overall GP experience

10

GPs within 1km

8

Dentists within 1km

6

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 1.4 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

104

Parks (1km)

33

Restaurants (800m)

26

Cafes (800m)

1

Pubs (400m)

4

Pharmacies (800m)

3

Gyms (1km)

7

Sports (1km)

1

Convenience

Nearest supermarketCostcutter · 654 m
1 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

1.0km

Post office

Nearby shops

Rose Food& Wine167 m
Mozart Dairy368 m
Zakir372 m
Top Look Food & Wine373 m

Nearby cafes

The Little Coffee Tree126 m
Lisi155 m
Sarah Leen157 m
Saj & Juice183 m

Nearby restaurants

The Cedar121 m
Napoli Express127 m
Farrouj128 m
Al Dayaa Grill156 m

Nearby pubs

Caramel130 m
The Frankfort Arms362 m
Marian Bar459 m
Angie's Free House516 m

Nearby gyms

Burn LDN377 m
Jubilee Community Leisure Centre429 m
Paddington Sports Club703 m
Paddington Recreation Ground Fitness Suite725 m

Nearby pharmacies

Browns Chemist233 m
Pitchkins & Currans322 m
Prince Chemist381 m
Medicare Pharmacy421 m

Nearby health

W9 Dental Health127 m
Shirland Dental Practise288 m
Shirland Road Medical Centre324 m
The Elgin Clinic326 m
Food hygiene (5-star)47% of 144

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

58

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
3.7% (average)London avg: 3.8%Above average yield
Gentrification score23/100
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

54.3

Price growth score

C
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,761m
Crossrail 2 route4,517m

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+63.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
14
Live planning apps (800m)
14
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
31
Planning apps (3 years)
15
Local approval rate
84%
Borough approval rate
85%
Opportunity area
No
CIL rate (residential)
£500/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
3
Under construction
0
Completed (3yr)
58
Largest scheme
235 homes · CARLTON GATE (PHASE 3), CARLTON GATE (PHASE 3), HARROW ROAD, W9 3TD
Pipeline pressure
LOW

Named schemes (500m)

Argo Business Centre,, Argo Business Centre,, Kilburn Park Road, London, NW6 5LF93 homes
completed
325, 325, Harrow Road, W9 3RB63 homes
completed
HERMES POINT, 16, HERMES POINT, 16, CHIPPENHAM ROAD, W958 homes
completed
5-9 Chippenham Gardens, London, NW6 5LH, 5-952 homes
completed
5, 5, Chippenham Gardens, NW6 5LH52 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 (£850,000)

£30,000

Standard buyer

£30,000

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.

Live in W9 3DY? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for W9 3DY.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Westminster with nearby boroughs:

Westminster vs CamdenWestminster vs IslingtonWestminster vs Kensington And ChelseaWestminster vs Tower Hamlets

What else could £850k buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track W9 3DY

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for W9 3DY

Full postcodeW9 3DY
Postcode districtW9
BoroughLondon Borough of Westminster
WardHarrow Road
Latitude51.527642
Longitude-0.199683
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