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Buying at W2 4PR

Before you offer on a home at W2 4PR: the checks to raise with your surveyor and conveyancer, whether an asking price stands up against what sold nearby, how prices here have moved since 1995, what it costs to run a home, and a buyer's report for every home on the postcode.

1 thing to raise before an offer, and a street where the typical sale was £945k. In Westbourne Grove.

1 to check3 clear£945k typical on Leinster Square

The checklist

Before you make an offer

Check
Ground: shrink-swell clay (subsidence) significantBGS rates the wider 5 km area for these; it describes the area, not the plot. Mention it to your surveyor, especially for an older home or big trees near the house.
Note
Conservation area: BayswaterChanges to the outside and work on trees usually need consent. Ask whether past alterations had permission.
Note
Article 4 directionSome work normally allowed without planning permission needs it here (Article 4 Basement Development Permitted Rights Removed).
Note
36 listed buildings within 200 mIf the home itself is listed, most changes inside and out need consent: check the National Heritage List.
Note
Noise above WHO guidelines: road 57 dB24-hour averages from Defra's 2022 noise maps (England). Visit at rush hour and at night.
Note
Busy road: A40, 650 m awayAbout 68,498 vehicles a day in 2025 (DfT traffic counts).
Note
Inside London's ULEZOlder vehicles that don't meet its standards pay a daily charge to drive here.
Clear
No coal mining riskOutside the Coal Authority's coalfield.
Clear
No river or sea flood risk recordedNot in the Environment Agency's high or medium risk areas. Surface water isn't included: check the exact address on GOV.UK.
Clear
Gigabit broadband100% of premises in the postcode can get it (Ofcom).

Xoserve, UKHSA/BGS radon atlas, BGS GeoSure, Coal Authority, Environment Agency (© Environment Agency copyright and/or database right 2026), Defra noise maps, Historic England, Ofcom, council planning registers (OGL). For a particular home, its buyer's report (below) adds tenure, energy rating, age and extensions.

Price

Is the asking price fair?

£945ktypical sale on Leinster Square, last 10 years

£13,976typical price per m² in Westbourne Grove

£21,010–£38,040per m² for homes at W2 4PR sold since 2015

Multiply a home's floor area (on its energy certificate) by £13,976 for a neighbourhood benchmark: 90 m² comes to about £1.26m. Homes at W2 4PR have sold 50–172% above it. Check an asking price.

HM Land Registry sold prices; floor areas from energy certificates.

Trend

Prices in Westbourne Grove

Westbourne Grove

+2% over ten years (2015 to 2025).

Typical (median) sale price each year, all home types, HM Land Registry.

Comparables

What sold nearby in the last two years

Type	Sales	Typical	Range
Semi-detached	5	£4.50m	£2.80m – £8.50m
Terraced	26	£4.00m	£550k – £7.45m
Flat	148	£711k	£180k – £7.88m

Standard sales in Westbourne Grove. Every recent sale.

Running costs

What it costs to live here

A home's own band, energy rating and typical bills are in its buyer's report.

MHCLG council tax; Xoserve gas connections.

Supply

How often homes come up

10sales on Leinster Square in the last two years

179sales in Westbourne Grove in the last two years

HM Land Registry standard sales.

Check a home

Buyer's reports for homes at W2 4PR

Home	Last sold	Floor area
13, Leinster SquareTerraced	£5,500,000, Jun 2025	238 m²	Buyer's report →
14, Leinster SquareFlat	£7,000,000, Jul 2021	238 m²	Buyer's report →
15, Leinster SquareFlat	£9,600,000, Feb 2024	366 m²	Buyer's report →
Apartment 9, 16, Leinster SquareFlat	£6,500,000, Mar 2022	198 m²	Buyer's report →
Apartment 8, 16, Leinster SquareFlat	£6,245,000, Jun 2022	208 m²	Buyer's report →
Apartment 1, 16, Leinster SquareFlat	£7,875,000, Apr 2025	207 m²	Buyer's report →
Apartment 5, 16, Leinster SquareFlat	£6,000,000, Aug 2021	198 m²	Buyer's report →
Apartment 3, 16, Leinster SquareFlat	£6,200,000, Mar 2025	199 m²	Buyer's report →
Apartment 4, 16, Leinster SquareFlat	£6,300,000, Mar 2021	211 m²	Buyer's report →

More for buying: Where can I afford? · How much to offer · Buying checklist · Check your documents

Go deeper

Checking this postcode…

Buying at W2 4PR

1 thing to raise before an offer, and a street where the typical sale was £945k. In Westbourne Grove.

1 to check3 clear£945k typical on Leinster Square

Before you make an offer

Check

Ground: shrink-swell clay (subsidence) significantBGS rates the wider 5 km area for these; it describes the area, not the plot. Mention it to your surveyor, especially for an older home or big trees near the house.

Note

Conservation area: BayswaterChanges to the outside and work on trees usually need consent. Ask whether past alterations had permission.

Note

Article 4 directionSome work normally allowed without planning permission needs it here (Article 4 Basement Development Permitted Rights Removed).

Note

36 listed buildings within 200 mIf the home itself is listed, most changes inside and out need consent: check the National Heritage List.

Note

Noise above WHO guidelines: road 57 dB24-hour averages from Defra's 2022 noise maps (England). Visit at rush hour and at night.

Note

Busy road: A40, 650 m awayAbout 68,498 vehicles a day in 2025 (DfT traffic counts).

Note

Inside London's ULEZOlder vehicles that don't meet its standards pay a daily charge to drive here.

Clear

No coal mining riskOutside the Coal Authority's coalfield.

Clear

No river or sea flood risk recordedNot in the Environment Agency's high or medium risk areas. Surface water isn't included: check the exact address on GOV.UK.

Clear

Gigabit broadband100% of premises in the postcode can get it (Ofcom).

Is the asking price fair?

£945ktypical sale on Leinster Square, last 10 years

£13,976typical price per m² in Westbourne Grove

£21,010–£38,040per m² for homes at W2 4PR sold since 2015

Multiply a home's floor area (on its energy certificate) by £13,976 for a neighbourhood benchmark: 90 m² comes to about £1.26m. Homes at W2 4PR have sold 50–172% above it. Check an asking price.

HM Land Registry sold prices; floor areas from energy certificates.

What homes cost and rent in Westbourne Grove, by size

Size	Typical value today	Cheaper quarter	Estimated rent	Gross yield
1 bed	£531k	£394k	£2,370 a month	5.4%
2 beds	£861k	£650k	£3,250 a month	4.5%
3 beds	£1.50m	£1.07m	£4,260 a month	3.4%
4+ beds	£4.62m	£3.29m	£6,010 a month	1.6%
All homes	£916k	£588k	£3,290 a month	4.3%

Values: sales since 2021 of homes with an energy certificate (bedrooms estimated from its rooms), carried to today on the local price index; the cheaper quarter is what a quarter of them go for under. Rents are estimates: the council's typical private rent (ONS) adjusted for how values here compare, or the postcode district's own rent (ONS, London). Gross yield = a year's rent ÷ value, before costs. Compare it with other places