Harrow Road · Westminster · Queen's Park and Maida Vale constituency · 51.52491, -0.19991

W9 3PS— Harrow Road, Westminster

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

High-connectivity investment target

 

Schools 92%Safety 68/100Transport 52/100~5% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
65
Safety
68
Schools
100
Transport
52
Environment
70
Investment
57

The bottom line

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

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

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Location

W9 3PS

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+61.0% vs London avg

Deep-dive guides for W9 3PS

🛡️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 3PS 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 · 7 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 · 5 min walk

16 primaries · 2 secondaries · 4 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

104.6 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 1071.4%

-76% vs borough

Crime by type

Other31%
Violence & sexual offences22%
Anti-social behaviour17%
Vehicle crime8%
Robbery7%
Burglary7%
Drug offences6%
Theft2%

Road safety

99

Road safety score

1

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: North Kensington Fire Station · 908m

Crime is +61% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£6,149/m²
Price per ft²£571/ft²
Avg floor area68 m²

EPC breakdown

B
3%
C
36%
D
20%

Based on 59 properties · Confidence: high

Street mix

Flat 100%

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£170,000
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 DAnnual charge £906
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+7.1%

Total change

+628%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.8%

per year

Acceleration

+6.65

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £500k–£600k · 30 sales

Property Type Mix

Total: 30 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£62k£135k+119.5%1.8
Post-dot-com plateau2001–2003£165k£245k+48.2%2.3
Pre-crash peak2005–2007£235k£275k+17%2
GFC & correction2010–2010£315k£315k+0%1
Help-to-Buy recovery2013–2016£365k£475k+30.1%1.5
Brexit uncertainty2019–2019£315k£315k+0%1
Pandemic surge2021–2021£543k£543k+0%2
Rate-rise correction2023–2023£475k£475k+0%1
Current market2024–2024£448k£448k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
5.8%
District
5.8%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
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
5.2 min walk
Queens Park (London)

Nearby stations

Westbourne Park Underground StationCircle · Hammersmith & City
5 min walk
Royal Oak Underground StationCircle · Hammersmith & City
13 min walk
Queens Park (London) Rail StationLioness
13 min walk
Queens Park (London)National Rail
13 min walk
Queen's Park Underground StationBakerloo
13 min walk
No bus stops within 400m

60

Walkability score

134

Footpaths (500m)

8

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

28

Car parks (800m)

8

EV chargers (800m)

Nearest car park230m
Santander docks (800m)8
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Wormington Green
780m

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: 2.4 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 5.4 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

5 min walk

69%

Recommend GP

69%

Overall GP experience

10

GPs within 1km

7

Dentists within 1km

4

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 1.3 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 4.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

66

Parks (1km)

42

Restaurants (800m)

27

Cafes (800m)

3

Pubs (400m)

6

Pharmacies (800m)

3

Gyms (1km)

6

Sports (1km)

11

Convenience

Nearest supermarketCostcutter · 472 m
3 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

808m

Post office

Nearby shops

Sainsbury's Local116 m
Jerusalem Gate151 m
West 9 Food & Wine157 m
Champers165 m

Nearby cafes

Tent Cafe113 m
Cairo Nights126 m
Maida Hill Cafe132 m
Costa150 m

Nearby restaurants

Les Douceurs de la Tentation124 m
Mosob136 m
Pizza Hut Delivery137 m
Sam's Chicken162 m

Nearby pubs

The Frankfort Arms212 m
Angie's Free House216 m
The Union Tavern256 m
Caramel391 m

Nearby gyms

Burn LDN218 m
Jubilee Community Leisure Centre577 m
Harbour Club Notting Hill598 m
Academy Sport726 m

Nearby pharmacies

Prince Chemist148 m
Pitchkins & Currans152 m
Browns Chemist392 m
Medicare Pharmacy407 m

Nearby health

The Elgin Clinic95 m
Dr. Leung Dental Surgery95 m
Harrow Road Dental Surgery146 m
Denture Clinic184 m
Food hygiene (5-star)43% of 161

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

57

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 months0

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

4/100

Velocity score

Future outlook

56.8

Price growth score

C
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,641m
Crossrail 2 route4,470m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,318 nationally

2,352

Est. population

28,412/km²

54%

Employed

46%

Degree educated

£39,300

Median income

5.4%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

32

Community stability

Age profile

21%
28%
22%
19%
Under 1821%
18–3428%
35–4922%
50–6419%
65+11%

Tenure

31%
51%
Own outright7%
Own (mortgage)10%
Private rent31%
Social rent51%
Shared ownership1%
Rent free0%

Ethnicity

23%
21%
13%
15%
21%
White British23%
White Other21%
Asian13%
Black14%
Mixed7%
Other21%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine19%
No car household67%
Unemployed5%
No qualifications19%

Housing tenure (Census 2021)

Social rent51%
Private rent31%

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)
20
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
44
Planning apps (3 years)
23
Local approval rate
84%
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)
57
Largest scheme
235 homes · CARLTON GATE (PHASE 3), CARLTON GATE (PHASE 3), HARROW ROAD, W9 3TD
Pipeline pressure
LOW

Named schemes (500m)

CARLTON GATE, CARLTON GATE, HARROW ROAD, W9218 homes
completed
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
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

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Key facts for W9 3PS

Full postcodeW9 3PS
Postcode districtW9
BoroughLondon Borough of Westminster
WardHarrow Road
Latitude51.524912
Longitude-0.199906
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