Is Bayswater good value compared with Notting Hill?

Yes, and measurably so. For the same budget you can generally expect twenty to thirty per cent more internal space in W2 than in W11, in buildings of a similar period and scale. The trade-off is a less established shopping street.

What should we check before buying a Bayswater flat?

The lease length, the service charge history and any planned major works. Many W2 buildings have been through or are approaching a significant refurbishment cycle, and a Section 20 notice in the pipeline changes the maths.

Has the Elizabeth line changed Bayswater prices?

It has changed the buyer pool more than the headline prices. We now see buyers who commute east daily and who would previously have looked at Marylebone or Fitzrovia.

Area guide · W2

Living in Bayswater

Queensway has changed markedly, and the area now has proper restaurants rather than only convenience. Westbourne Grove runs west into Notting Hill's shops; Connaught Village sits east for the quieter version. Hyde Park and Kensington Gardens together give more open space than anywhere else in the micro-market, and the Italian Gardens end is a genuinely local place at eight in the morning. Paddington Basin has added a working weekday population that supports the cafés and, usefully for landlords, the rental market.

Bayswater is where our buyers find space they cannot afford one postcode south. The stucco terraces around Leinster Square, Prince's Square and Kensington Gardens Square were built to the same grand scale as Notting Hill's best streets, and many have been carved into flats generous enough to live in laterally — two receptions, three bedrooms, everything on one floor. Hyde Park is at the end of most roads. The area has spent a decade being described as improving, and the Elizabeth line at Paddington plus a steady programme of building refurbishments has finally made that true rather than aspirational. For sellers, the challenge in W2 is differentiation: there are a lot of white stucco flats, and buyers compare them ruthlessly. The ones that sell quickly are the ones where the ceiling heights, the garden square rights and the lease are all made obvious on day one.

Registered sales: 703
Median sale price: £1.65m
Postcodes: W2

What homes cost

Bayswater prices by property type

Median of the sales registered with HM Land Registry in this area.

flat

£685,000

550 registered sales

terraced

£2.26m

77 registered sales

other

£1.39m

41 registered sales

semi-detached

£3.97m

8 registered sales

Getting around

Transport

Paddington — Elizabeth line, Heathrow Express and four Underground lines.
Bayswater and Queensway — Circle, District and Central lines within a few minutes' walk.
Lancaster Gate — Central line on the Hyde Park side of the area.

Schools

Where families look

Hallfield Primary School — Large, well-regarded state primary at the heart of W2.
Wetherby School — Prep school drawing families from across Bayswater and Notting Hill.
St James's & St Michael's — Church of England primary serving the Westbourne Grove end.

Streets

Streets in Bayswater

Each street page lists its last twenty registered sales.

Edgware Road£395,000 Gloucester Terrace£590,000 Westbourne Terrace£640,000 Queensway£597,500 Linden Gardens£1.14m Hyde Park Square£1.12m Chepstow Road£537,500 Pembridge Gardens£962,500 Praed Street£606,250 Porchester Square£565,000 Hallfield Estate£445,000 Sussex Gardens£1.10m

All 77 streets in Bayswater

By size and type

Homes for sale in Bayswater

Search by bedrooms and property type, priced against registered sales.

2-bedroom flats in Bayswater 3-bedroom flats in Bayswater 4-bedroom flats in Bayswater 2-bedroom houses in Bayswater 3-bedroom houses in Bayswater 4-bedroom houses in Bayswater

Questions

Buying and selling in Bayswater

Is Bayswater good value compared with Notting Hill?: Yes, and measurably so. For the same budget you can generally expect twenty to thirty per cent more internal space in W2 than in W11, in buildings of a similar period and scale. The trade-off is a less established shopping street.
What should we check before buying a Bayswater flat?: The lease length, the service charge history and any planned major works. Many W2 buildings have been through or are approaching a significant refurbishment cycle, and a Section 20 notice in the pipeline changes the maths.
Has the Elizabeth line changed Bayswater prices?: It has changed the buyer pool more than the headline prices. We now see buyers who commute east daily and who would previously have looked at Marylebone or Fitzrovia.

Bayswater market & homes Bayswater house prices