Westbourne · Westminster · Queen's Park and Maida Vale constituency · 51.52317, -0.19716

W9 3RH— Westbourne, Westminster

Location and area intelligence for W9 3RH, Westbourne, Westminster

High-connectivity investment target

 

Schools 91%Safety 70/100Transport 51/100~5% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
67
Safety
70
Schools
95
Transport
51
Environment
72
Investment
54

The bottom line

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

The catches: high noise levels nearby and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

W9 3RH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-14.0% vs London avg
vs London crime+49.0% vs London avg

Deep-dive guides for W9 3RH

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

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Postcode Personality

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“High-connectivity investment target”

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How W9 3RH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

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

Primary

St Peter's CofE School

Outstanding · Inspected Jun 2023 · 1 min walk

KS2: 106.2

★★

Secondary

Westminster Academy

Good · Inspected Oct 2023 · 5 min walk

P8: -0.04A8: 47.8

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 · 8 min walk

12 primaries · 2 secondaries · 2 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

96.7 incidents per 1,000 residents

Higher crime than 73% of London
↑ Rising 1147.4%

-78% vs borough

Crime by type

Other31%
Violence & sexual offences22%
Anti-social behaviour17%
Drug offences8%
Vehicle crime7%
Burglary7%
Theft5%
Robbery4%

Road safety

82

Road safety score

6

Accidents (5yr)

3

KSI (5yr)

9

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Paddington Fire Station · 1.0km

Crime is +49% above London average

Property

12 Jun

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£7,931/m²
Price per ft²£737/ft²
Avg floor area78.1 m²

EPC breakdown

C
12%
D
6%

Based on 18 properties · Confidence: medium

Street mix

Flat 86%Other 14%

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£195,250
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £1,107
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2006 · CAGR

+11.5%

Total change

+139%

Market Activity

Price Velocity & Acceleration

Current Velocity

+10.0%

per year

Acceleration

+19.09

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £250k–£300k · 6 sales

Property Type Mix

Total: 6 sales

Flat/maisonette100%

By decade

1990s

2000s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£115k£115k+0%1
Post-dot-com plateau2001–2004£168k£275k+63.7%1
Pre-crash peak2005–2006£250k£275k+10%1

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Westbourne Park Underground StationCircle line
4.3 min walk
Queens Park (London)

Nearby stations

Westbourne Park Underground StationCircle · Hammersmith & City
4 min walk
Royal Oak Underground StationHammersmith & City · Circle
9 min walk
Warwick Avenue Underground StationBakerloo
12 min walk
Maida Vale Underground StationBakerloo
14 min walk
Ladbroke Grove Underground StationCircle · Hammersmith & City
14 min walk
No bus stops within 400m

59

Walkability score

113

Footpaths (500m)

11

Santander docks (800m)

0.3 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

24

Car parks (800m)

13

EV chargers (800m)

Nearest car park60m
Santander docks (800m)11
Nearest cycle dock0.3 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.2 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 5.5 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

6

GPs within 1km

10

Dentists within 1km

6

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 1.4 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

76

Parks (1km)

43

Restaurants (800m)

30

Cafes (800m)

0

Pubs (400m)

5

Pharmacies (800m)

3

Gyms (1km)

17

Sports (1km)

4

Convenience

No pubs within 400m — nearest: Angie's Free House (255 m)

Nearest supermarketWestbourne Nogs Grocery · 468 m
9 tennis courts5 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

866m

Post office

Nearby shops

Supermercado Portugal42 m
West 9 Food & Wine200 m
Al Khalil206 m
Latenight255 m

Nearby cafes

Cafe Mina39 m
Le Bijou Silvia63 m
Lord of Cakes83 m
Palm Cafe87 m

Nearby restaurants

Crispies40 m
French Tacos44 m
Wraps & Wings62 m
Gusto Pizza68 m

Nearby pubs

Angie's Free House255 m
The Union Tavern295 m
The Lock and Lantern376 m
The Westbourne447 m

Nearby gyms

Burn LDN181 m
Harbour Club Notting Hill329 m
Academy Sport454 m
Paddington Sports Club633 m

Nearby pharmacies

Pitchkins & Currans210 m
Sumer Pharmacy227 m
Prince Chemist364 m
Benson Pharmacy446 m

Nearby health

The Elgin Clinic206 m
Harrow Road Dental Surgery311 m
Denture Clinic312 m
Dr. Leung Dental Surgery335 m
Food hygiene (5-star)43% of 167

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

54

Investment score

Moderate

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 score29/100
Right-to-buy sales (5yr)Owner-occupier growth signal44
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+15.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

58.8

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment quality

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,387m
Crossrail 2 route4,244m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,862 nationally

2,452

Est. population

20,921/km²

57%

Employed

51%

Degree educated

£36,100

Median income

4.6%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

32

Community stability

Age profile

21%
28%
23%
20%
Under 1821%
18–3428%
35–4923%
50–6420%
65+8%

Tenure

33%
44%
Own outright8%
Own (mortgage)11%
Private rent33%
Social rent44%
Shared ownership3%
Rent free0%

Ethnicity

16%
20%
15%
18%
25%
White British16%
White Other20%
Asian15%
Black18%
Mixed7%
Other25%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine15%
No car household63%
Unemployed5%
No qualifications20%

Housing tenure (Census 2021)

Social rent44%
Private rent33%

vs. London

Income vs London-14.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
15
Live planning apps (800m)
38
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
46
Planning apps (3 years)
42
Local approval rate
72%
Borough approval rate
85%
Opportunity area
No
CIL rate (residential)
£500/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3

Housing pipeline (800m)

Homes approved
3
Under construction
0
Completed (3yr)
161
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
POLESWORTH HOUSE, POLESWORTH HOUSE, ALFRED ROAD, W2110 homes
completed
Hathaway House, 7, Hathaway House, 7, Woodfield Road, W9 2BA74 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
14.7%
Ward turnout
33%
Election year
2026
MP
Georgia Gould (Labour)
MP majority
14,913
Constituency
Queen's Park and Maida Vale

Councillors

Adam HugLabour
David BoothroydLabour
Angela PiddockLabour

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Key facts for W9 3RH

Full postcodeW9 3RH
Postcode districtW9
BoroughLondon Borough of Westminster
WardWestbourne
Latitude51.523170
Longitude-0.197164
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
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