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

Bayswater house prices

The strongest relative improvement in our patch, supported by Elizabeth line connectivity and a run of building refurbishments. Below are our working guide figures for Bayswater, the numbers we use when We value a house here. They are indicative, drawn from what we see exchanging in W2 rather than an index.

Typical family home

£1,650,000

Guide £ per sq ft

£1,250

Figures updated

August 2026

These are Seymont's own indicative guide figures for the Bayswater micro-market, not official statistics. Verified transaction records for every sold property in W2 are published free by HM Land Registry Price Paid Data. Where the two disagree, trust the Land Registry for what has sold and me for what will.

Search sold prices →

By property type

What each type costs 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.

By street

Street-by-street guide prices in Bayswater

Two streets a hundred metres apart can differ by a third. This is where the money actually sits.

Street	Typical property	Guide price
Leinster Square	Two and three-bedroom lateral conversion flats	£1.2m–£2.2m
Prince's Square	One and two-bedroom flats; some larger laterals	£650k–£1.5m
Kensington Gardens Square	One to three-bedroom conversion flats	£700k–£1.7m
Queensway	Purpose-built and conversion flats above retail	£600k–£1.4m
Westbourne Terrace	Large conversion flats and mansion apartments	£800k–£2m
Sussex Gardens	One and two-bedroom flats	£550k–£1.1m
Porchester Terrace	Villa houses and large garden flats	£1.5m for flats; houses from around £4m
Hyde Park Gardens	Large lateral apartments with porterage	£2m–£6m

Want a number for your own house?

Averages are a starting point, not a valuation. Send us the address and we will give you a range with the comparables attached.

Book a valuation in Bayswater