Harrow Road · Westminster · Queen's Park and Maida Vale constituency · 51.52815, -0.20113

W9 3EY— Harrow Road, Westminster

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

High-connectivity investment target

 

Schools 91%Safety 70/100Transport 48/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
66
Safety
70
Schools
95
Transport
48
Environment
71
Investment
60

The bottom line

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

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Location

W9 3EY

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

Deep-dive guides for W9 3EY

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

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“High-connectivity investment target”

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How W9 3EY 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 · 5 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 31 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Mary Paterson Nursery School

Not inspected · 1 min walk

14 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

97

Road safety score

3

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 · 1.0km

Crime is +43% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£10,018/m²
Price per ft²£931/ft²
Avg floor area63.1 m²

EPC breakdown

C
29%
D
15%
E
6%
F
1%

Based on 51 properties · Confidence: high

Street mix

Terraced 21%Flat 77%Other 3%

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£157,750
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

1995–2026 · CAGR

+4.9%

Total change

+344%

Market Activity

Price Velocity & Acceleration

Current Velocity

-46.0%

per year

Acceleration

-109.49

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £400k–£450k · 33 sales

Property Type Mix

Total: 33 sales

Terraced21.2%
Flat/maisonette78.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£90k£168k+86.1%2.5
Post-dot-com plateau2002–2004£220k£122k-44.8%2
Pre-crash peak2005–2007£370k£355k-4.1%2
GFC & correction2010–2010£305k£305k+0%1
Help-to-Buy recovery2014–2016£375k£400k+6.7%1
Brexit uncertainty2019–2019£470k£470k+0%1
Pandemic surge2020–2020£453k£453k+0%2
Current market2025–2026£740k£400k-45.9%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+8.7% alpha

Weakest performer

Flat/maisonette

-0.3% alpha

Terraced+8.7% α
Local
17.8%
District
9.1%
Flat/maisonette-0.3% α
Local
6.8%
District
7.1%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing9
Trend Position100

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
11 min walk
No bus stops within 400m

53

Walkability score

111

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

29

Car parks (800m)

5

EV chargers (800m)

Nearest car park19m
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 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: 2.6 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 70%
Below average green space

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

6 min walk

72%

Recommend GP

72%

Overall GP experience

10

GPs within 1km

10

Dentists within 1km

5

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 1.3 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

81

Parks (1km)

36

Restaurants (800m)

27

Cafes (800m)

2

Pubs (400m)

4

Pharmacies (800m)

4

Gyms (1km)

5

Sports (1km)

2

Convenience

Nearest supermarketCostcutter · 634 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)

931m

Post office

Nearby shops

Rose Food& Wine67 m
Mozart Dairy254 m
Afro Caribbean Fruit & Veg344 m
Zam Zam Express346 m

Nearby cafes

The Little Coffee Tree220 m
Lisi250 m
Saj & Juice255 m
Sarah Leen264 m

Nearby restaurants

The Cedar6 m
Napoli Express16 m
Farrouj25 m
Al Dayaa Grill250 m

Nearby pubs

Caramel20 m
The Frankfort Arms361 m
Marian Bar485 m
Angie's Free House567 m

Nearby gyms

Jubilee Community Leisure Centre318 m
Burn LDN482 m
Yogarise Queen's Park705 m
Re:Connect Studio705 m

Nearby pharmacies

Browns Chemist339 m
Medicare Pharmacy359 m
Prince Chemist407 m
Pitchkins & Currans421 m

Nearby health

Shirland Road Medical Centre209 m
W9 Dental Health231 m
Health Centre366 m
Dr. Leung Dental Surgery377 m
Food hygiene (5-star)49% of 148

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 score27/100
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

56.1

Price growth score

C
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,876m
Crossrail 2 route4,628m

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%

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)
27
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)
58
Largest scheme
279 homes · MOZART ESTATE, MOZART ESTATE, DOWNLAND STREET, W10
Pipeline pressure
LOW

Named schemes (500m)

5-9 Chippenham Gardens, London, NW6 5LH, 5-952 homes
completed
Elgin Estate, Elgin Estate, Harrow Road, W9 2AT43 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

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

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Key facts for W9 3EY

Full postcodeW9 3EY
Postcode districtW9
BoroughLondon Borough of Westminster
WardHarrow Road
Latitude51.528150
Longitude-0.201134
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