Bayswater
A lateral apartment on Leinster Square
£1,795,000
3 beds · 2 baths · 1,410 sq ft
City of Westminster
Estate agents in Bayswater
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.
Average rent in Bayswater: £3,168/month.
Source: ONS Price Index of Private Rents, June 2026.
Guide price, family home
£1,650,000
Guide £ per sq ft
£1,250
Postcodes
W2
Figures updated
August 2026
The strongest relative improvement in our patch, supported by Elizabeth line connectivity and a run of building refurbishments. These are Seymont's own indicative guide figures for the Bayswater micro-market, not published statistics. Verified transaction data is available from HM Land Registry Price Paid Data.
For sale
Homes for sale in Bayswater
Everything we are handling in Bayswater right now. Fewer homes, and we know each of them properly.
Property in Bayswater
Lateral conversion flats
Most common
Two and three-bedroom flats in stucco garden-square terraces.
Purpose-built apartments
Common
Porter, lift and long lease — the practical end of the W2 market.
Terraced houses
Scarce
Mostly on the streets closest to Notting Hill; tightly held.
Getting around
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
Large, well-regarded state primary at the heart of W2.
Prep school drawing families from across Bayswater and Notting Hill.
Church of England primary serving the Westbourne Grove end.
Streets
Notable streets in Bayswater
A street-by-street read on Bayswater — what each one is like to live on, and what it typically costs.
- Leinster Square
£1.2m–£2.2m
- Prince's Square
£650k–£1.5m
- Kensington Gardens Square
£700k–£1.7m
- Queensway
£600k–£1.4m
- Westbourne Terrace
£800k–£2m
- Sussex Gardens
£550k–£1.1m
- Porchester Terrace
£1.5m for flats; houses from around £4m
- Hyde Park Gardens
£2m–£6m
Street directory
All streets in Bayswater
159 streets with registered sales in Bayswater, 77 of them with enough transactions for a full price history.
Source: HM Land Registry Price Paid Data. Contains HM Land Registry data © Crown copyright and database right 2026, licensed under the Open Government Licence v3.0.
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.
Thinking of selling?
In W2 the lease and the service charge are part of the marketing. Put them in front of buyers before they ask.
FAQ
Questions we are asked about 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.