Living in NW8, Westminster
What the open data says about house prices, schools, crime and flood risk around NW8 in Westminster. Built from the same sources as every property report on this site, not opinion or marketing copy.
House prices
Average price in City of Westminster: £854,198, down 25.4% on a year ago (2026-06). The wider London average is £553,870.
What actually sold around NW8
69 recorded home sales on the streets around central NW8 in the last 2 years, with a median of £850,000 and a range from £260,000 to £10,700,000. Mostly flats and maisonettes.
| Address | Type | Sold for | Date |
|---|---|---|---|
| FLAT 42 SOUTH LODGE CIRCUS ROAD, NW8 9ES | flat-maisonette | £997,500 | 2026-06-12 |
| FLAT 9 COCHRANE CLOSE 27-37 COCHRANE STREET, NW8 7NS | flat-maisonette | £600,000 | 2026-05-28 |
| 58 GROVE END ROAD, NW8 9NE | semi-detached | £10,700,000 | 2026-05-26 |
| FLAT 22 GROVE COURT, 24 GROVE END ROAD, NW8 9EN | flat-maisonette | £530,000 | 2026-05-18 |
| FLAT 145 GROVE END GARDENS, 33 GROVE END ROAD, NW8 9LR | flat-maisonette | £475,000 | 2026-05-11 |
| 24 CAVENDISH AVENUE, NW8 9JE | detached | £9,850,000 | 2026-04-23 |
Source: HM Land Registry Price Paid Data. Every sale of a registered property in England and Wales appears here once it completes, so the most recent weeks are always still filling in.
Schools nearby
224 schools within 3 miles , of which 97% are rated Outstanding or Good by Ofsted.
| Nearest well-rated schools | Stage | Ofsted | Distance |
|---|---|---|---|
| St Joseph's RC Primary School | Primary | Outstanding | 0.5 mi |
| Ark King Solomon Academy | Secondary | Outstanding | 0.8 mi |
| Paddington Academy | Secondary | Outstanding | 0.9 mi |
| Ark Atwood Primary Academy | Primary | Outstanding | 1.0 mi |
| St Mary's Kilburn Church of England Primary School | Primary | Outstanding | 1.0 mi |
| St Eugene de Mazenod Roman Catholic Primary School | Primary | Outstanding | 1.0 mi |
95 state primary and 25 state secondary schools within range, plus 84 fee-paying schools.
Private schools
84 fee-paying schools within 3 miles: Al-Sadiq School, Al-Zahra School, Alleyns Regents Park Prep, Arnold House School, Ashbourne College, Bales College and others.
All 84 fee-paying schools near NW8, with ages and admissions →
Fee-paying schools are inspected by the Independent Schools Inspectorate, not Ofsted, and the ISI publishes no open data feed. That is why they carry no rating here. A missing grade means we cannot see one, not that the school was judged poorly.
Universities
11 higher education institutions within 3 miles: Central School of Speech and Drama, Imperial College of Science, Technology and Medicine, Institute of Cancer Research, London Business School, London School of Hygiene & Tropical Medicine, Royal Academy of Music and others.
Relevant beyond study: a large student population shapes rental demand, and term-time letting is a different market from family letting.
What people here do for work
The most common occupations among working residents, from the 2021 Census. This is occupation rather than industry: it says what people do, not which industries employ them.
| Occupation group | Share of workers |
|---|---|
| Managers, directors and senior officials | 35.3% |
| Professional occupations | 30.8% |
| Associate professional and technical | 14.5% |
| Administrative and secretarial | 5.5% |
| Caring, leisure and other service | 5.3% |
Source: ONS Census 2021, table TS063, for this district's small area.
Crime
1288 crimes recorded within roughly a mile of central NW8 in 2026-06, most commonly anti social behaviour.
Flood risk
Zone 1 (low probability). This is the Environment Agency's flood zone for the area's centre point, an individual property's own risk can differ, especially near a specific watercourse.
Deprivation
This area falls in decile 8 of 10 on the Index of Multiple Deprivation (least deprived nationally), based on Westminster's figures.
Common questions about NW8
What is the average house price in NW8?
The average sold price in City of Westminster is £854,198 as of 2026-06, according to the UK House Price Index.
Are house prices rising in NW8?
Prices in City of Westminster are down 25.4% on a year ago (UK House Price Index).
What do houses actually sell for in NW8?
The median of 69 recorded sales around central NW8 in the last 2 years is £850,000, ranging from £260,000 to £10,700,000 (HM Land Registry Price Paid Data).
Are the schools good in NW8?
224 schools sit within 3 miles of central NW8, and 97% are rated Outstanding or Good by Ofsted.
How much crime is there in NW8?
1288 crimes were recorded within roughly a mile of central NW8 in 2026-06, most commonly anti social behaviour (Police.uk).
Is NW8 at risk of flooding?
Central NW8 sits in Zone 1 (low probability) for river and sea flooding (Environment Agency). Individual addresses vary, so check the full report for a specific property.
Is NW8 a good place to live?
That depends on what you need, so here is what the official data says rather than an opinion: 97% of nearby schools are rated Outstanding or Good by Ofsted; the median home sells for £850,000; the area sits in decile 8 of 10 on the Index of Multiple Deprivation; 1288 crimes were recorded within about a mile. Every one of those figures names its source on this page.
Is NW8 safe?
1288 crimes were recorded within roughly a mile of central NW8 in 2026-06, according to Police.uk. The most common category was anti social behaviour. Crime counts follow how many people are around, so a busy district records more than a quiet one of the same size.
Neighbouring districts
Weighing two up? NW8 or W9, NW8 or W1H, NW8 or NW6.
Want the full picture for a specific property?
This page covers NW8 as a whole. For sold price history, EPC rating, exact-address crime and flood risk, school catchment areas and 30+ other checks on one specific property, search its full postcode.