Property for sale in Bayswater

The market today

703 sales across 159 streets in Bayswater have been registered with HM Land Registry in the current dataset. The largest single group is flats and maisonettes, with a median of £685,000 and recorded prices between £145,000 and £12.95m. The strongest relative improvement in our patch, supported by Elizabeth line connectivity and a run of building refurbishments.

What the housing stock looks like

• flats and maisonettes — 550 registered sales, median £685,000
• terraced houses — 77 registered sales, median £2.26m
• other property — 41 registered sales, median £1.39m
• semi-detached houses — 8 registered sales, median £3.97m

Living here

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.

Green space and getting about

Bayswater sits in W2, and buyers almost always weigh three things before price: how far the nearest park or garden square is, which station they will use every morning, and whether the street is quiet at the weekend. We walk those three before quoting a figure, because they move a valuation more than square footage does.