Before you offer on a home at W9 2PS: 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.
3 things to raise before an offer, and a street where the typical sale was £643k. In Little Venice.
3 to check2 clear£643k typical on Warwick Avenue
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.
Check
Noise above WHO guidelines: road 63 dB24-hour averages from Defra's 2022 noise maps (England). Visit at rush hour and at night.
Check
Slow broadband likelyOnly 29% of premises can get superfast broadband (Ofcom).
Note
Conservation area: Maida ValeChanges 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
46 listed buildings within 200 mIf the home itself is listed, most changes inside and out need consent: check the National Heritage List.
Note
Busy road: A40, 750 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.
What homes cost and rent in Little Venice, by size
Size
Typical value today
Cheaper quarter
Estimated rent
Gross yield
1 bed
£472k
£399k
£2,250 a month
5.7%
2 beds
£732k
£662k
£2,750 a month
4.5%
3 beds
£1.11m
£853k
£3,500 a month
3.8%
4+ beds
£3.69m
£1.84m
£5,480 a month
1.8%
All homes
£879k
£614k
£3,230 a month
4.4%
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