Harrow Road · Westminster · Queen's Park and Maida Vale constituency · 51.52688, -0.19993

W9 3LP— Harrow Road, Westminster

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

High-connectivity investment target

 

Schools 91%Safety 74/100Transport 49/100Yield 4.88%⚠ Knotweed sites nearby

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
66
Safety
74
Schools
100
Transport
49
Environment
71
Investment
70

The bottom line

W9 3LP offers exceptional schools (100% Good/Outstanding) and low crime — 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 3LP

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+12.0% vs London avg

Deep-dive guides for W9 3LP

🛡️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 3LP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

St Peter's CofE School

Outstanding · Inspected Jun 2023 · 5 min walk

KS2: 106.2

★★★

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 29 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Mary Paterson Nursery School

Not inspected · 2 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

72.6 incidents per 1,000 residents

Higher crime than 55% of London
↑ Rising 1280.0%

-84% vs borough

Crime by type

Violence & sexual offences24%
Other23%
Anti-social behaviour22%
Drug offences10%
Vehicle crime9%
Burglary7%
Robbery2%
Theft1%

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 · 1.0km

Crime is +12% above London average

Property

Prices, sales volume and market trends

Avg floor area61.5 m²

EPC breakdown

B
4%
C
27%
D
14%
E
1%

Based on 46 properties · Confidence: high

Street mix

Terraced 5%Flat 95%

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£153,750
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 CAnnual charge £805
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+9.7%

Total change

+1222%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.5%

per year

Acceleration

-7.08

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £600k–£700k · 21 sales

Property Type Mix

Total: 21 sales

Terraced4.8%
Flat/maisonette95.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£59k£230k+289.8%1.4
Post-dot-com plateau2002–2003£138k£330k+139.1%2
Pre-crash peak2005–2007£250k£635k+154%1.7
GFC & correction2010–2010£278k£278k+0%1
Help-to-Buy recovery2013–2015£639k£800k+25.2%1
Rate-rise correction2023–2023£780k£780k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+8% alpha

Flat/maisonette+8% α
Local
18.2%
District
10.2%

CAGR over 11yr 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 Velocity75
Seasonal Timing0
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
Westbourne Park Underground StationCircle line
7.8 min walk
Queens Park (London)

Nearby stations

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

58

Walkability score

121

Footpaths (500m)

7

Santander docks (800m)

0.2 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

35

Car parks (800m)

8

EV chargers (800m)

Nearest car park108m
Santander docks (800m)7
Nearest cycle dock0.2 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 AONB6% 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

MEANWHILE GARDEN MEDICAL CENTRE

UNIT 5, 1-31 ELKSTONE ROAD, W10 5NT

7 min walk

69%

Recommend GP

69%

Overall GP experience

10

GPs within 1km

9

Dentists within 1km

5

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 1.3 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 3.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

90

Parks (1km)

33

Restaurants (800m)

29

Cafes (800m)

2

Pubs (400m)

4

Pharmacies (800m)

3

Gyms (1km)

6

Sports (1km)

8

Convenience

Nearest supermarketCostcutter · 584 m
1 tennis courts2 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)

1.1km

Post office

Nearby shops

Rose Food& Wine228 m
Jerusalem Gate297 m
Zakir301 m
Top Look Food & Wine307 m

Nearby cafes

The Little Coffee Tree187 m
Sarah Leen193 m
Lisi208 m
Blakes234 m

Nearby restaurants

The Cedar170 m
Napoli Express179 m
Domino's183 m
Farrouj185 m

Nearby pubs

Caramel183 m
The Frankfort Arms288 m
Angie's Free House430 m
The Union Tavern465 m

Nearby gyms

Burn LDN321 m
Jubilee Community Leisure Centre443 m
Paddington Sports Club710 m
Harbour Club Notting Hill782 m

Nearby pharmacies

Pitchkins & Currans258 m
Browns Chemist264 m
Prince Chemist297 m
Medicare Pharmacy382 m

Nearby health

W9 Dental Health173 m
The Elgin Clinic250 m
Dr. Leung Dental Surgery253 m
Shirland Dental Practise300 m
Food hygiene (5-star)46% of 154

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

70

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 score27/100
Right-to-buy sales (5yr)Owner-occupier growth signal44

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+15.3%

Rent growth (1yr)

Market liquidity

Future outlook

43.4

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,738m
Crossrail 2 route4,517m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,914 nationally

1,902

Est. population

25,460/km²

55%

Employed

43%

Degree educated

£39,300

Median income

7.1%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

39

Community stability

Age profile

20%
27%
19%
22%
Under 1820%
18–3427%
35–4919%
50–6422%
65+12%

Tenure

17%
61%
Own outright9%
Own (mortgage)11%
Private rent17%
Social rent61%
Shared ownership1%
Rent free0%

Ethnicity

24%
16%
13%
24%
16%
White British24%
White Other16%
Asian13%
Black24%
Mixed7%
Other16%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine20%
No car household60%
Unemployed5%
No qualifications19%

Housing tenure (Census 2021)

Social rent61%
Private rent17%

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)
13
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
33
Planning apps (3 years)
18
Local approval rate
85%
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)
90
Largest scheme
235 homes · CARLTON GATE (PHASE 3), CARLTON GATE (PHASE 3), HARROW ROAD, W9 3TD
Pipeline pressure
LOW

Named schemes (500m)

Hathaway House, 7, Hathaway House, 7, Woodfield Road, W9 2BA74 homes
completed
15, 15, WOODFIELD ROAD, W972 homes
completed
325, 325, Harrow Road, W9 3RB63 homes
completed
HERMES POINT, 16, HERMES POINT, 16, CHIPPENHAM ROAD, W958 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

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Key facts for W9 3LP

Full postcodeW9 3LP
Postcode districtW9
BoroughLondon Borough of Westminster
WardHarrow Road
Latitude51.526882
Longitude-0.199929
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