Harrow Road · Westminster · Queen's Park and Maida Vale constituency · 51.52566, -0.19858

W9 3LY— Harrow Road, Westminster

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

High-connectivity investment target

 

Schools 92%Safety 74/100Transport 52/100Yield 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
52
Environment
70
Investment
70

The bottom line

W9 3LY 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 3LY

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 3LY

🛡️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 3LY 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 · 3 min walk

KS2: 106.2

★★★

Secondary

Paddington Academy

Outstanding · Inspected Mar 2023 · 6 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 · 4 min walk

16 primaries · 2 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)

3

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 area85.3 m²

EPC breakdown

C
11%
D
36%
E
1%

Based on 48 properties · Confidence: high

Street mix

Terraced 3%Flat 95%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

Energy & construction

Solar yield855 kWh/kWp/yr
Rebuild cost estimate£213,250
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band CAnnual charge £805
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2022 · CAGR

+7.1%

Total change

+543%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.3%

per year

Acceleration

-4.41

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £350k–£400k · 35 sales

Property Type Mix

Total: 35 sales

Terraced2.9%
Flat/maisonette97.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£86k£214k+150.1%1.6
Post-dot-com plateau2001–2003£217k£200k-7.8%1
Pre-crash peak2005–2007£295k£326k+10.5%2.7
GFC & correction2008–2012£360k£350k-2.8%1.2
Help-to-Buy recovery2014–2016£485k£640k+32%1.7
Brexit uncertainty2018–2019£603k£504k-16.4%2
Pandemic surge2021–2021£538k£538k+0%1
Rate-rise correction2022–2022£550k£550k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
7.1%
District
7.1%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

47out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
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
Westbourne Park Underground StationCircle line
6.4 min walk
Queens Park (London)

Nearby stations

Westbourne Park Underground StationCircle · Hammersmith & City
7 min walk
Royal Oak Underground StationHammersmith & City · Circle
12 min walk
Maida Vale Underground StationBakerloo
13 min walk
Queens Park (London) Rail StationLioness
13 min walk
Queens Park (London)National Rail
13 min walk
No bus stops within 400m

55

Walkability score

146

Footpaths (500m)

7

Santander docks (800m)

0.2 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

30

Car parks (800m)

11

EV chargers (800m)

Nearest car park118m
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: 2.3 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 70%
Less green space than 77% of London

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

6 min walk

69%

Recommend GP

69%

Overall GP experience

10

GPs within 1km

5

Dentists within 1km

6

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 1.4 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

93

Parks (1km)

40

Restaurants (800m)

25

Cafes (800m)

1

Pubs (400m)

5

Pharmacies (800m)

3

Gyms (1km)

12

Sports (1km)

4

Convenience

Nearest supermarketWestbourne Nogs Grocery · 758 m
5 tennis courts4 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)

931m

Post office

Nearby shops

Sainsbury's Local240 m
Jerusalem Gate268 m
West 9 Food & Wine279 m
Supermercado Portugal281 m

Nearby cafes

Tent Cafe234 m
Sarah Leen234 m
Cairo Nights241 m
Maida Hill Cafe249 m

Nearby restaurants

Dhaba@49107 m
Domino's212 m
Big Pizza and Chicken225 m
Gusto Pizza225 m

Nearby pubs

The Frankfort Arms309 m
Angie's Free House329 m
Caramel348 m
The Union Tavern372 m

Nearby gyms

Burn LDN159 m
Jubilee Community Leisure Centre594 m
Harbour Club Notting Hill617 m
Paddington Sports Club621 m

Nearby pharmacies

Pitchkins & Currans93 m
Prince Chemist265 m
Browns Chemist270 m
Sumer Pharmacy457 m

Nearby health

The Elgin Clinic95 m
Dr. Leung Dental Surgery211 m
W9 Dental Health238 m
Shirland Dental Practise261 m
Food hygiene (5-star)43% of 160

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 score26/100
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

43.8

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,593m
Crossrail 2 route4,397m

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)
10
Live planning apps (800m)
21
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
40
Planning apps (3 years)
24
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)
168
Largest scheme
235 homes · CARLTON GATE (PHASE 3), CARLTON GATE (PHASE 3), HARROW ROAD, W9 3TD
Pipeline pressure
LOW

Named schemes (500m)

CARLTON GATE (PHASE 3), CARLTON GATE (PHASE 3), HARROW ROAD, W9 3TD235 homes
completed
CARLTON GATE, CARLTON GATE, HARROW ROAD, W9218 homes
completed
EATON PLAZA, EATON PLAZA, ADMIRAL WALK, HARROW ROAD, W9145 homes
completed
Hathaway House, 7, Hathaway House, 7, Woodfield Road, W9 2BA74 homes
completed
15, 15, WOODFIELD ROAD, W972 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 3LY

Full postcodeW9 3LY
Postcode districtW9
BoroughLondon Borough of Westminster
WardHarrow Road
Latitude51.525656
Longitude-0.198579
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