Harrow Road · Westminster · Queen's Park and Maida Vale constituency · 51.52337, -0.20299

W9 3NG— Harrow Road, Westminster

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

Capital growth story in progress

 

Bottom 25% LondonSchools 92%Safety 66/100Transport 54/100Yield 5.24%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
70
Safety
66
Schools
78
Transport
54
Environment
71
Investment
62

The bottom line

W9 3NG offers exceptional schools (92% Good/Outstanding) and low crime at £600,000 median — a strong choice for Families.

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Location

W9 3NG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: StrongRisk: Medium

London Benchmarks

vs London avg price+15.4% vs London avg
vs London income-6.4% vs London avg
vs London crime+84.0% vs London avg

Deep-dive guides for W9 3NG

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

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🚇 Hyper-Connected🎓 School Smart📈 Up & Coming🔒 Very Safe🍕 Buzzing

“Capital growth story in progress”

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How W9 3NG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

78

Education score

Excellent for families
★ Top school within 1km
★

Primary

Bevington Primary School

Requires Improvement · Inspected Feb 2024 · 5 min walk

KS2: 107.1

★★

Secondary

Westminster Academy

Good · Inspected Oct 2023 · 10 min walk

P8: -0.04A8: 47.8

92% of local schools rated Good or Outstanding · based on 34 schools within 1.5km

Better than 78% of London

Childcare

Childcare

Golborne & Maxilla Nursery School

Not inspected · 5 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

119.5 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 1288.2%

-73% vs borough

Crime by type

Other34%
Anti-social behaviour19%
Violence & sexual offences16%
Drug offences8%
Burglary7%
Robbery6%
Vehicle crime6%
Theft3%

Road safety

100

Road safety score

0

Accidents (5yr)

13

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: North Kensington Fire Station · 650m

Crime is +84% 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.

£600,000

Median sale price

Above London median by 15%

£600,000 is 15% above the London median (£520,000)

+48.4%

This year

Flat

Dominant type

Price history

5-year change
+48.1%
Sales (24 months)7
New build0.0%
Avg flat£600,000
Price per m²£9,772/m²
Price per ft²£908/ft²
Avg floor area63.6 m²

EPC breakdown

C
25%
D
41%
E
4%
G
1%

Based on 71 properties · Confidence: high

Street mix

Terraced 8%Flat 92%

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£17,500
First-time buyerFTB
£8,750
Additional propertyBTL/2nd
£35,500

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

15.3×

Price-to-income

£3,001/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield855 kWh/kWp/yr
Rebuild cost estimate£159,000
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)
GlazingPartial double glazing
Council tax band Band DAnnual charge £906
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.7%

Total change

+592%

Market Activity

Price Velocity & Acceleration

Current Velocity

+40.2%

per year

Acceleration

+74.42

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £125k–£150k · 85 sales

Property Type Mix

Total: 85 sales

Terraced8.2%
Flat/maisonette91.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£90k£127k+41.1%4.2
Post-dot-com plateau2001–2004£216k£232k+7.4%3.2
Pre-crash peak2005–2007£875k£290k-66.9%1.7
GFC & correction2009–2012£250k£575k+130%1.8
Help-to-Buy recovery2013–2016£513k£633k+23.4%3
Brexit uncertainty2017–2019£555k£440k-20.6%2.7
Pandemic surge2020–2021£450k£405k-10%2.5
Rate-rise correction2022–2023£750k£675k-9.9%1.5
Current market2024–2025£444k£623k+40.2%3.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.6% alpha

Flat/maisonette+1.6% α
Local
7.8%
District
6.2%

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

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing3
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
Westbourne Park Underground StationCircle line
3.4 min walk
Queens Park (London)

Nearby stations

Westbourne Park Underground StationCircle · Hammersmith & City
4 min walk
Ladbroke Grove Underground StationCircle · Hammersmith & City
10 min walk
Royal Oak Underground StationHammersmith & City · Circle
14 min walk
Queens Park (London) Rail StationLioness
15 min walk
Queens Park (London)National Rail
15 min walk
No bus stops within 400m

67

Walkability score

128

Footpaths (500m)

10

Santander docks (800m)

0.1 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

23

Car parks (800m)

4

EV chargers (800m)

Nearest car park182m
Santander docks (800m)10
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Wormington Green
542m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.6 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Barn Elms Wetland Centre SSSI — 5.3 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): 1

Landslide susceptibility: Low

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

2 min walk

69%

Recommend GP

69%

Overall GP experience

24

GPs within 1km

9

Dentists within 1km

3

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 1.0 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 4.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

57

Parks (1km)

60

Restaurants (800m)

35

Cafes (800m)

4

Pubs (400m)

6

Pharmacies (800m)

5

Gyms (1km)

8

Sports (1km)

15

Convenience

Nearest supermarketCostcutter · 229 m
3 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

D
4,137 licensed premises in borough2,967 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

535m

Post office

Nearby shops

Butlers Newsagent89 m
Great Western Food & Wine97 m
Champers110 m
West 9 Food & Wine122 m

Nearby cafes

Sandro's Cafe93 m
Rustic Coffee123 m
Costa125 m
Blake's155 m

Nearby restaurants

Tops Pizza106 m
Sam's Chicken122 m
Soor123 m
Sporting Club de Londres129 m

Nearby pubs

The Union Tavern129 m
Angie's Free House154 m
The Frankfort Arms193 m
The Lock and Lantern343 m

Nearby gyms

Burn LDN460 m
Jubilee Community Leisure Centre618 m
Powervibe Fitness Studio652 m
Harbour Club Notting Hill659 m

Nearby pharmacies

Prince Chemist148 m
Dillons Chemist273 m
Medicare Pharmacy363 m
Dr Care Pharmacy387 m

Nearby health

Denture Clinic102 m
Harrow Road Dental Surgery130 m
Meanwhile Garden Medical Centre137 m
WestCity Dental142 m
Food hygiene (5-star)58% of 218

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

62

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
5.2% (good)London avg: 3.8%Strong yield — top 18% of London
Gentrification score47/100
Right-to-buy sales (5yr)Owner-occupier growth signal44
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+15.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

71.6

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,766m
Crossrail 2 route4,645m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,738 nationally

1,975

Est. population

28,651/km²

56%

Employed

47%

Degree educated

£39,300

Median income

7.6%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

33

Community stability

Age profile

19%
28%
21%
23%
Under 1819%
18–3428%
35–4921%
50–6423%
65+9%

Tenure

29%
53%
Own outright7%
Own (mortgage)10%
Private rent29%
Social rent53%
Shared ownership1%
Rent free1%

Ethnicity

21%
22%
17%
20%
White British21%
White Other22%
Asian12%
Black17%
Mixed7%
Other20%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine19%
No car household70%
Unemployed6%
No qualifications19%

Housing tenure (Census 2021)

Social rent53%
Private rent29%

vs. London

Income vs London-6.4%
Price vs London+15.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
16
Live planning apps (800m)
19
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
34
Planning apps (3 years)
15
Local approval rate
88%
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)
60
Largest scheme
235 homes · CARLTON GATE (PHASE 3), CARLTON GATE (PHASE 3), HARROW ROAD, W9 3TD
Pipeline pressure
LOW

Named schemes (500m)

HORMEAD WHARF, HORMEAD WHARF, HORMEAD ROAD, W975 homes
completed
Hathaway House, 7, Hathaway House, 7, Woodfield Road, W9 2BA74 homes
completed
15, 15, WOODFIELD ROAD, W972 homes
completed
421-425, 421-425, HARROW ROAD, W1068 homes
completed
325, 325, Harrow Road, W9 3RB63 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 (£600,000)

£17,500

Standard buyer

£8,750

First-time buyer

Save £8,750

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 3NG

Full postcodeW9 3NG
Postcode districtW9
BoroughLondon Borough of Westminster
WardHarrow Road
Latitude51.523368
Longitude-0.202994
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