Harrow Road · Westminster · Queen's Park and Maida Vale constituency · 51.52905, -0.20124

W9 3EA— Harrow Road, Westminster

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

The practical family move

 

Schools 91%Safety 70/100Transport 50/100Yield 8.23%

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
66
Safety
70
Schools
95
Transport
50
Environment
70
Investment
69

The bottom line

W9 3EA offers exceptional schools (100% Good/Outstanding) and low crime at £382,500 median — a strong choice for Families and Investors.

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Location

W9 3EA

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-26.4% vs London avg
vs London income-6.4% vs London avg
vs London crime+43.0% vs London avg

Deep-dive guides for W9 3EA

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

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How W9 3EA 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 · 4 min walk

★★★

Secondary

Paddington Academy

Outstanding · Inspected Mar 2023 · 9 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

Dorothy Gardner Nursery School

Good · 1 min walk

15 primaries · 2 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

98

Road safety score

2

Accidents (5yr)

1

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

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 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£382,500

Median sale price

26% below London median

£382,500 is 26% below the London median (£520,000)

+42.0%

This year

Flat

Dominant type

Price history

5-year change
-26.8%
Sales (24 months)7
New build0.0%
Avg flat£382,500
Price per m²£7,136/m²
Price per ft²£663/ft²
Avg floor area55.3 m²

EPC breakdown

C
30%
D
18%
E
4%
G
1%

Based on 53 properties · Confidence: high

Street mix

Terraced 6%Flat 93%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£6,625
First-time buyerFTB
£0
Additional propertyBTL/2nd
£18,100

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

9.7×

Price-to-income

£1,913/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield855 kWh/kWp/yr
Rebuild cost estimate£138,250
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+7.6%

Total change

+870%

Market Activity

Price Velocity & Acceleration

Current Velocity

+42.0%

per year

Acceleration

+39.25

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £450k–£500k · 82 sales

Property Type Mix

Total: 82 sales

Terraced6.1%
Flat/maisonette93.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£56k£166k+196.4%3.8
Post-dot-com plateau2001–2004£179k£235k+31.7%4.7
Pre-crash peak2005–2007£258k£281k+9%3.7
GFC & correction2008–2012£220k£371k+68.4%1.8
Help-to-Buy recovery2013–2016£424k£465k+9.6%3
Brexit uncertainty2018–2019£498k£465k-6.5%1.5
Pandemic surge2020–2021£473k£523k+10.5%1.5
Rate-rise correction2022–2023£590k£580k-1.7%1
Current market2024–2026£372k£543k+45.8%2.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.4% alpha

Flat/maisonette+0.4% α
Local
6.6%
District
6.2%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

24out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing6
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

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

51

Walkability score

117

Footpaths (500m)

6

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

31

Car parks (800m)

1

EV chargers (800m)

Nearest car park111m
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: 2.7 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 70%
Less green space than 81% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 5.0 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

5 min walk

72%

Recommend GP

72%

Overall GP experience

11

GPs within 1km

10

Dentists within 1km

5

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

83

Parks (1km)

38

Restaurants (800m)

23

Cafes (800m)

1

Pubs (400m)

4

Pharmacies (800m)

7

Gyms (1km)

7

Sports (1km)

3

Convenience

Nearest supermarketCostcutter · 715 m

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)

834m

Post office

Nearby shops

Rose Food& Wine34 m
Mozart Dairy237 m
Best Price News360 m
Afro Caribbean Fruit & Veg417 m

Nearby cafes

The Little Coffee Tree254 m
Saj & Juice262 m
Lisi282 m
Sarah Leen309 m

Nearby restaurants

Farrouj76 m
Napoli Express85 m
The Cedar96 m
Mayflower260 m

Nearby pubs

Caramel80 m
Marian Bar433 m
The Frankfort Arms455 m
Angie's Free House668 m

Nearby gyms

Jubilee Community Leisure Centre308 m
Burn LDN568 m
Re:Connect Studio638 m
Yogarise Queen's Park650 m

Nearby pharmacies

Browns Chemist376 m
Medicare Pharmacy419 m
Prince Chemist506 m
Pitchkins & Currans511 m

Nearby health

Shirland Road Medical Centre169 m
W9 Dental Health275 m
Health Centre424 m
Shirland Dental Practise446 m
Food hygiene (5-star)49% of 149

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

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
8.2% (high)London avg: 3.8%Strong yield — top 5% of London
Gentrification score18/100
Right-to-buy sales (5yr)Owner-occupier growth signal44
Sales last 12 months4

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+15.3%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

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 route7,929m
Crossrail 2 route4,656m

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-26.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
13
Live planning apps (800m)
14
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
26
Planning apps (3 years)
12
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)
59
Largest scheme
279 homes · MOZART ESTATE, MOZART ESTATE, DOWNLAND STREET, W10
Pipeline pressure
LOW

Named schemes (500m)

182 - 192, 182 - 192, Carlton Vale, Granville Road, NW6 5RX50 homes
completed
ST JUDES HOSTEL, ST JUDES HOSTEL, LANCEFIELD STREET, W1029 homes
completed
KILBURN HOUSE, 1-32, KILBURN HOUSE, 1-32, MALVERN PLACE, NW6 5PX28 homes
completed
159-169A, 159-169A, MALVERN ROAD, NW627 homes
completed
Communal Rooms & 1-39 Gordon House, Communal Rooms & 1-39 Gordon House, Malvern Road, NW6 5YS26 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 (£382,500)

£6,625

Standard buyer

£0

First-time buyer

Save £6,625

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 3EA

Full postcodeW9 3EA
Postcode districtW9
BoroughLondon Borough of Westminster
WardHarrow Road
Latitude51.529051
Longitude-0.201242
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