Westbourne · Westminster · Queen's Park and Maida Vale constituency · 51.52167, -0.19672

W9 3UF— Westbourne, Westminster

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

High-connectivity investment target

 

Schools 91%Safety 70/100Transport 51/100Yield 4.88%⚠ Knotweed sites nearby

Best for: Families, Investors

Compare areas

Investment-grade — strong yield and growth signals

Liveability
68
Safety
70
Schools
95
Transport
51
Environment
72
Investment
70

The bottom line

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

The catches: high noise levels nearby and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Check your dealbreakers

Toggle the things that matter to you — see how W9 3UF scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how W9 3UF meets your needs.

Location

W9 3UF

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 3UF

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare W9 3UF with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe🍕 Buzzing

“High-connectivity investment target”

Share:WhatsAppShare on X

How W9 3UF 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 · 3 min walk

KS2: 106.2

★★

Secondary

Westminster Academy

Good · Inspected Oct 2023 · 4 min walk

P8: -0.04A8: 47.8

100% of local schools rated Good or Outstanding · based on 30 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Mary Paterson Nursery School

Not inspected · 10 min walk

10 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

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Paddington Fire Station · 950m

Crime is +49% above London average

Property

Prices, sales volume and market trends

Avg floor area56.6 m²

EPC breakdown

B
1%
C
7%

Based on 8 properties · Confidence: low

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

Energy & construction

Solar yield855 kWh/kWp/yr
Rebuild cost estimate£141,500
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

2005–2022 · CAGR

+6.6%

Total change

+195%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.0%

per year

Acceleration

+10.39

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £200k–£250k · 9 sales

Property Type Mix

Total: 9 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2005–2005£188k£188k+0%3
GFC & correction2008–2008£264k£264k+0%3
Brexit uncertainty2018–2018£468k£468k+0%1
Pandemic surge2021–2021£485k£485k+0%1
Rate-rise correction2022–2022£553k£553k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.2% alpha

Flat/maisonette+1.2% α
Local
12.1%
District
10.9%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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
3.7 min walk
Queens Park (London)

Nearby stations

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

65

Walkability score

116

Footpaths (500m)

15

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

23

Car parks (800m)

11

EV chargers (800m)

Nearest car park87m
Santander docks (800m)15
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: 2.1 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 10%
Above 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

6 min walk

69%

Recommend GP

69%

Overall GP experience

8

GPs within 1km

14

Dentists within 1km

6

Care homes (1km)

Nearest hospitalSt Charles' Hospital · 1.5 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 4.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

74

Parks (1km)

48

Restaurants (800m)

32

Cafes (800m)

4

Pubs (400m)

5

Pharmacies (800m)

6

Gyms (1km)

20

Sports (1km)

6

Convenience

Nearest supermarketWestbourne Nogs Grocery · 298 m
8 tennis courts6 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)

1.0km

Post office

Nearby shops

Supermercado Portugal194 m
West 9 Food & Wine219 m
Al Khalil220 m
Latenight229 m

Nearby cafes

Palm Cafe189 m
Lord of Cakes189 m
Le Bijou Silvia191 m
Sam's Palace193 m

Nearby restaurants

Pars Persian Cuisine191 m
Pizza Kebab Chicken Centre192 m
Papa John's206 m
Crispies209 m

Nearby pubs

The Westbourne282 m
The Cow297 m
The Lock and Lantern302 m
The Cheshire Cat319 m

Nearby gyms

Harbour Club Notting Hill187 m
Academy Sport329 m
Burn LDN346 m
Powervibe Fitness Studio665 m

Nearby pharmacies

Sumer Pharmacy224 m
Benson Pharmacy352 m
Pitchkins & Currans379 m
Prince Chemist482 m

Nearby health

The Elgin Clinic371 m
Meanwhile Garden Medical Centre400 m
Denture Clinic403 m
Harrow Road Dental Surgery419 m
Food hygiene (5-star)48% of 180

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

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 score31/100
Right-to-buy sales (5yr)Owner-occupier growth signal44

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+15.3%

Rent growth (1yr)

Market liquidity

Future outlook

48.8

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,292m
Crossrail 2 route4,180m

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)
25
Live planning apps (800m)
41
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
62
Planning apps (3 years)
52
Local approval rate
76%
Borough approval rate
85%
Opportunity area
No
CIL rate (residential)
£500/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
3
Under construction
0
Completed (3yr)
132
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
300, Harrow Road, W2 5HG112 homes
completed
POLESWORTH HOUSE, POLESWORTH HOUSE, ALFRED ROAD, W2110 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

Live in W9 3UF? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for W9 3UF.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Westminster with nearby boroughs:

Westminster vs CamdenWestminster vs IslingtonWestminster vs Kensington And ChelseaWestminster vs Tower Hamlets

Similar postcodes

Frequently asked questions

📍 Track W9 3UF

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for W9 3UF

Full postcodeW9 3UF
Postcode districtW9
BoroughLondon Borough of Westminster
WardWestbourne
Latitude51.521671
Longitude-0.196719
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