Harrow Road · Westminster · Queen's Park and Maida Vale constituency · 51.52976, -0.20028

W9 3HL— Harrow Road, Westminster

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

The practical family move

 

Bottom 25% LondonSchools 92%Safety 75/100Transport 50/100Yield 4.88%⚠ Knotweed sites nearby

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
69
Safety
75
Schools
90
Transport
50
Environment
75
Investment
73

The bottom line

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

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

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Location

W9 3HL

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-1.0% vs London avg

Deep-dive guides for W9 3HL

🛡️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 3HL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Carlton Vale Infant School

Good · Inspected Jul 2023 · 3 min walk

★★

Secondary

St Augustine's Federated Schools: CE High School

Good · Inspected Mar 2023 · 9 min walk

P8: +0.15A8: 49.4

100% of local schools rated Good or Outstanding · based on 33 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Dorothy Gardner Nursery School

Good · 2 min walk

14 primaries · 3 secondaries · 3 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

64.1 incidents per 1,000 residents

Better than 51% of London
↑ Rising 1275.0%

-85% vs borough

Crime by type

Violence & sexual offences26%
Anti-social behaviour24%
Other18%
Burglary10%
Drug offences9%
Vehicle crime9%
Theft3%
Robbery1%

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 · 1.2km

Crime is 1% below London average

Property

Prices, sales volume and market trends

Avg floor area62.7 m²

EPC breakdown

C
24%
D
34%
E
3%

Based on 61 properties · Confidence: high

Street mix

Semi 4%Terraced 8%Flat 85%Other 2%

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

Energy & construction

Solar yield855 kWh/kWp/yr
Rebuild cost estimate£156,750
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2022 · CAGR

+5.8%

Total change

+333%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.9%

per year

Acceleration

+49.70

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £125k–£150k · 47 sales

Property Type Mix

Total: 47 sales

Semi-detached4.3%
Terraced8.5%
Flat/maisonette87.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£124k£325k+161.6%2.8
Post-dot-com plateau2001–2004£205k£220k+7.3%2.2
Pre-crash peak2005–2007£263k£365k+38.7%2
GFC & correction2009–2011£320k£643k+100.8%1.5
Help-to-Buy recovery2013–2016£475k£625k+31.6%3
Pandemic surge2020–2021£1.43m£590k-58.6%1.5
Rate-rise correction2022–2022£538k£538k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.2% alpha

Flat/maisonette+0.2% α
Local
6.8%
District
6.6%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

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
6.9 min walk
Queens Park (London)

Nearby stations

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

51

Walkability score

141

Footpaths (500m)

3

Santander docks (800m)

0.4 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 park192m
Santander docks (800m)3
Nearest cycle dock0.4 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: 2.6 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 4.9 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

4 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 · 1.5 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 3.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

106

Parks (1km)

33

Restaurants (800m)

21

Cafes (800m)

1

Pubs (400m)

4

Pharmacies (800m)

6

Gyms (1km)

7

Sports (1km)

2

Convenience

Nearest supermarketCostcutter · 817 m
1 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)

791m

Post office

Nearby shops

Rose Food& Wine134 m
Best Price News309 m
Mozart Dairy320 m
POP Bakery436 m

Nearby cafes

Saj & Juice231 m
The Little Coffee Tree251 m
Lisi273 m
Sarah Leen309 m

Nearby restaurants

Farrouj165 m
Napoli Express176 m
The Cedar187 m
Mayflower217 m

Nearby pubs

Caramel172 m
Marian Bar337 m
The Frankfort Arms550 m
The Alice House635 m

Nearby gyms

Jubilee Community Leisure Centre391 m
NXT Phase566 m
Burn LDN606 m
St. Augustine's Sports Centre647 m

Nearby pharmacies

Browns Chemist363 m
Medicare Pharmacy523 m
Pitchkins & Currans557 m
Prince Chemist595 m

Nearby health

Shirland Road Medical Centre245 m
W9 Dental Health280 m
Shirland Dental Practise438 m
Pearl Dental Practice507 m
Food hygiene (5-star)50% of 145

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

E

High street health

Investment

Investment grade, yield and market outlook

73

Investment score

Strong

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 score24/100
Right-to-buy sales (5yr)Owner-occupier growth signal44

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+15.3%

Rent growth (1yr)

Market liquidity

Future outlook

44.3

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,907m
Crossrail 2 route4,606m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,656 nationally

1,716

Est. population

30,000/km²

66%

Employed

55%

Degree educated

£39,300

Median income

4.5%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

33

Community stability

Age profile

16%
30%
27%
17%
Under 1816%
18–3430%
35–4927%
50–6417%
65+9%

Tenure

17%
36%
38%
Own outright9%
Own (mortgage)17%
Private rent36%
Social rent38%
Shared ownership1%
Rent free0%

Ethnicity

29%
25%
16%
White British29%
White Other25%
Asian11%
Black16%
Mixed9%
Other11%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine15%
No car household65%
Unemployed4%
No qualifications15%

Housing tenure (Census 2021)

Social rent38%
Private rent36%

vs. London

Income vs London-6.4%

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)
24
Planning apps (3 years)
12
Local approval rate
83%
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)
59
Largest scheme
279 homes · MOZART ESTATE, MOZART ESTATE, DOWNLAND STREET, W10
Pipeline pressure
LOW

Named schemes (500m)

1-8 INC Neville House & Neville House Garages, Neville Road, 1-64 INC Winterleys and Seahorse Day Nursery, Albert Road, 113-128 Carlton House and Carlton House Hall, Canterbury Terrace London, NW6219 homes
completed
Bond House, Hicks Bolton House, Wood House, 1-2 Denmark Road, Bond House, Hicks Bolton House, Wood House, 1-2 Denmark Road, Albert Road, Carlton Vale, NW6 5DP64 homes
completed
5-9 Chippenham Gardens, London, NW6 5LH, 5-952 homes
completed
5, 5, Chippenham Gardens, NW6 5LH52 homes
completed
182 - 192, 182 - 192, Carlton Vale, Granville Road, NW6 5RX50 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 3HL

Full postcodeW9 3HL
Postcode districtW9
BoroughLondon Borough of Westminster
WardHarrow Road
Latitude51.529765
Longitude-0.200277
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