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Neighbourhood · Westminster

Westbourne: house prices and how the area is changing

Official figures for the Westbourne neighbourhood of Westminster, England (ONS area Westminster 010). Headline figures assembled 14 October 2026. Postcodes W11, W2, W9. Figures that read a point use the neighbourhood's centre, near W2 5HB.

A neighbourhood with below-average incomes, changing little against Westminster

Westbourne is a neighbourhood with below-average incomes; it is changing little against Westminster (few signs of gentrification: 3 of 20 signals rising, 2 falling). Flats here typically resell for £505,000 (median resale price, 2023-2025). Recorded crime is lower than across Westminster (0.3 times the borough's rate), schools nearby are improving in line with the council's and the nearest station, Royal Oak, is about a 6-minute walk from the neighbourhood's centre.

The neighbourhood in brief, from the figures on this page. Summary updated 14 October 2026; source dates are shown below.

Typical flat price

£505,000

Median resale price of flats in the neighbourhood, 2023-2025; +1% against 2017-2019.

Source: HM Land Registry Price Paid Data

Affluence today

Below average income

How well off the neighbourhood is now, from household income, home prices and deprivation.

Source: ONS, HM Land Registry, MHCLG Indices of Deprivation

Signs of gentrification

Few signs

Weighted balance +0.02; 3 of 20 signals up, 2 down, against the borough.

Source: Official statistics on prices, incomes, benefits, businesses, schools and more (a full report shows every signal)

Deprivation

Decile 1 of 10

English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 5 small areas range from decile 1 to 3.

Source: MHCLG English Indices of Deprivation 2025

Average household income

£54,200

ONS estimate for the neighbourhood (modelled, with a margin of error).

Source: Office for National Statistics

Recorded crime

0.3 times the borough's rate

Crimes recorded by the police over 12 months (not anti-social behaviour) per resident, against the borough. Crime per resident can overstate the risk in busy centres where many people work or visit.

Source: Police.uk

Schools getting better

In line with the council's

Nearby state schools' latest Ofsted inspections and results, against the council's schools.

Source: Ofsted, Department for Education

Where Westbourne sits in Westminster

  • Typical flat price: the lowest of 24 neighbourhoods in Westminster
  • Average household income: 2nd lowest of 24 neighbourhoods in Westminster

Ranked among the council's neighbourhoods by the figures on each one's own page, checked 14 October 2026: typical prices are HM Land Registry resale medians over the latest three-year window, household income the ONS's modelled estimate, with a margin of error, so neighbourhoods a place or two apart may not really differ.

Prices over time in Westbourne

Flat prices: Westbourne against Westminster: This neighbourhood £67k (1995) to £550k (2026); Westminster £113k (1995) to £675k (2026).£172k£780k2026202120162011200620011995This neighbourhood£550kWestminster£675k
Median resale price of flats each year here and across Westminster, 1995 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).

Source: HM Land Registry Price Paid Data, held locally and checked 14 October 2026. Medians each year, not a valuation of any home.

How the area is changing, signal by signal

3 of 20 counted signals point towards rising affluence against Westminster, 2 the other way and 15 in line. A reading of official statistics against the borough, not a prediction; a full report shows every signal's figures and weight. Where this reading sits among every neighbourhood in England and Wales: the gentrification league table.

Rising against the borough

  • Air quality
  • New-build activity
  • New stations nearby

Falling behind the borough

  • Recorded crime
  • Homes selling

Stations and schools nearby

Nearest stations

  • Royal Oak Underground station, about a 6-minute walk from the neighbourhood's centre (450 m in a straight line).
  • Paddington Railway station, about a 17-minute walk from the neighbourhood's centre (1.3 km in a straight line). About 29 trains an hour leave between 07:00 and 19:00 on a weekday: Elizabeth line to Abbey Wood (about 31 min) and Shenfield (about 55 min).

Station locations: NaPTAN (Department for Transport). Trains: Network Rail's timetable for Tuesday 6 October 2026, with the timetabled minutes of direct trains; timetabled, not live running. Distances from the neighbourhood's centre in a straight line, walked at 4.8 km/h; the real route is longer.

Nearest state schools

  • Nearest state primary school Ark Atwood Primary Academy 230 m from the neighbourhood's centre. Ofsted: Outstanding (Jun 2024).
  • Nearest state secondary school Westminster Academy 130 m from the neighbourhood's centre. Ofsted: Good (Oct 2023).

Schools: Department for Education, Get Information about Schools (13 October 2026); inspections: Ofsted's management information as at 31 August 2026, in Ofsted's own words. Straight-line distances; not a catchment or admissions assessment.

Questions about Westbourne

What is the typical flat price in Westbourne?

£505,000. Median resale price of flats in the neighbourhood, 2023-2025; +1% against 2017-2019.

How does Westbourne compare with the rest of Westminster?

Typical flat price: the lowest of 24 neighbourhoods in Westminster. Average household income: 2nd lowest of 24 neighbourhoods in Westminster.

Is Westbourne an affluent area?

Below average income. How well off the neighbourhood is now, from household income, home prices and deprivation.

Is Westbourne gentrifying?

Few signs. Weighted balance +0.02; 3 of 20 signals up, 2 down, against the borough.

What is the nearest station to Westbourne?

Royal Oak. Underground station, about a 6-minute walk from the neighbourhood's centre (450 m in a straight line).

Which state schools are nearest to Westbourne?

Nearest state primary school. Ark Atwood Primary Academy. 230 m from the neighbourhood's centre. Ofsted: Outstanding (Jun 2024). Nearest state secondary school. Westminster Academy. 130 m from the neighbourhood's centre. Ofsted: Good (Oct 2023).

Each answer repeats a figure shown above, with its source there.

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Neighbourhood names: House of Commons Library, MSOA Names, Open Parliament Licence v3.0. Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0. Contains National Statistics data © Crown copyright and database right 2026. Contains public sector information (MHCLG, Police.uk, Ofsted, Department for Education) licensed under the Open Government Licence v3.0. Station locations from NaPTAN (Department for Transport), Open Government Licence v3.0. Trains: contains information of Network Rail Infrastructure Limited licensed under the Open Government Licence v3.0. Figures describe the area, not any home, and are not a valuation or a prediction.