House prices in W2 (Bayswater)

Price per square metre data and charts to help you understand the housing market in W2 - stats were last calculated on 04 March 2026.

Defining 'W2'

This analysis is limited to properties whose postcode starts with "W2", this is also called the postcode district. There are no official postcode district names so I've just labelled it W2, Bayswater. It is shown in red on the map below.

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You can click on the map above to change to a neighbouring district, or you can use the search form below.

Price per square metre

Knowing the average house price in W2 is not much use. However, knowing average price per square metre can be quite useful. Price per sqm allows some comparison between properties of different size. We define price per square metre as the sold price divided by the internal area of a property:

£ per sqm = price ÷ internal area

For example in January 2026, 95, Gloucester Mews West, Bayswater, W2 6DY sold for £1,590,000. Given the internal area of 117 square metres recorded on the EPC, the price per sqm is £1,590,000 ÷ 117 sqm = £13,589.

England & Wales have been officially metric since 1965. However house price per square foot is prefered by some estate agents and those of sufficiently advanced age ;-). You can change your prefered units from square meters to square feet for all the graphs and charts on W2 and elsewhere. Just visit the My Account page and look for the m2 to ft2 toggle switch. Alternatively just multiply everything by 10, move a decimal place to go from sqm to sqft and you'll be close enough as 1 sqm = 10.76391 sqft.

Distribution of £ per sqm for houses vs flats in W2

The chart above is called a histogram, it helps you see the distribution of house price per sqm in W2 To make this chart we put all the sales data into a series of £ per sqm 'buckets' (e.g. £13,550 to £14,500, £14,500 to £15,450, £15,450 to £16,400 etc...) we then count the number of sales with within in each bucket and plot the results. The histogram is based on 991 sales that took place in W2, in the last 24 months.

Generate a custom histogram like the one above but based on your own criteria.

You can see the spread of prices above. This is because although internal area is a key factor in determining valuation, it is not the only factor. Many factors other than size affect desirability; these factors could be condition, aspect, garden size, negotiating power of the vendor etc.

The spread of prices will give you a feel of the typical range to expect in W2, Bayswater. Notably, only 25% of properties that sold recently were valued at more than £14,810 sqm. For anything to be valued more than this means it has to be more desireable than the clear majority of W2 homes.

Box plot of £ per sqm for W2

Tip: click on the chart to see the values.

The chart above is called a boxplot (or a box-and-whisker plot). Box plots, like histograms, are used to graphically represent the distribution of data, showing the central tendency, spread of the distribution. In the context of £ per square metre property price distributions, box plots represent the variation in property prices within a geographic area e.g. Bayswater. The chart above shows a boxplot for 'W2' as well as the 'W' postcode area.

  • Median: The horizontal line inside the box represents the median (£ per square meter). This is the midpoint of the data, meaning 50% of the prices are below this value, and 50% are above. The middle price per square metre in 'W2' is £12,170.
  • Interquartile Range (IQR): The box spans from the 25th percentile (Q1) to the 75th percentile (Q3). This is the range where the middle 50% of the data lies, giving a good indication of the typical price spread. Of the 991 transactions in W2, Bayswater half were sold for between £9,770 and £14,810 per square metre.
  • Whiskers: In our case, the whiskers extend from the 9th percentile (at the lower end) to the 91st percentile (at the upper end), This provides a slightly broader view of the distribution by including the middle 82% of records. The whiskers capture most of the variation but exclude extreme outliers caused by data errors in recording sold house prices or internal area.
  • 'n=' is the number of property transactions the box plot is based on; 991 for W2, Bayswater.

    • Property price map for Bayswater

    Have a look at the interactive price map I created for myself. Use it to explore house prices in 'Bayswater' all the way down to individual property plots.

    House price heatmap showing property values across Bayswater 🔍 Explore map ›

    Will W2 house prices drop in 2025?

    House prices in W2 fell -15.3% in the last year, -17.9% after inflation. Whether or not this trend will continue depends on many factors, such as wage growth, net migration, interest rates and the level of house building. No one can predict these things with certainty however we can plot the historic trends in house prices in W2 (Bayswater) compared with the wider postcode area 'W'.You can extrapolate from this based on your own views.

    House price index for W2

    Tip: click on the legend items to show/hide different lines

    Download house price index as CSV (premium users only).

    The chart above shows changes in 'W2' property prices over the last 20 years. The index is calculated from the average price paid per sqm for property in W2 and is set to 100 in 2004. The chart compares trends for W2, Bayswater against those of the broader postcode area 'W'. What is more interesting is to look at the difference between flats and houses, even those in the same area follow a very different trend, to get a robust enough sample size to see this we need to zoom out and look at house price trends for the entire Westminster local authority.

    The dashed lines show nominal house price changes, the solid lines show the same data adjusted for inflation. Economists call this the 'real' price change. You have to take inflation into account when comparing prices over time. It's calculated using the formula:

    Real Rate of Return = (1 + Nominal Rate) ÷ (1 + Inflation Rate) – 1
    In this formula, the nominal rate is the rate of change before any adjustments, and the inflation rate is taken from the Consumer Price Index. The real rate of return is a more accurate measure of change in value, because £1 today does not have the same buying power as £1 in the past. For example, if a savings account pays an interest rate of 3% per year and the inflation rate is 5% per year, the real rate of return is -2%. This means that the investment's value is shrinking by 2% each year.

    Historic returns for W2
    W area W2 district
    Nominal Real Nominal Real
    20 yr per annum 3.1% 0.3% 2.8% 0.0%
    20 yr total 84.0% 5.6% 75.2% 0.5%
    10 yr per annum -1.2% -4.4% -2.3% -5.5%
    10 yr total -11.1% -36.3% -20.8% -43.2%
    5 yr per annum -1.3% -6.0% -4.2% -8.7%
    5 yr total -6.2% -26.5% -19.1% -36.6%
    1 yr per annum -6.3% -9.2% -15.3% -17.9%
    1 yr total -6.3% -9.2% -15.3% -17.9%

    This table complements the house price index chart above, presenting the data in a more detailed format. It breaks down the information into 20-year, 10-year, 5-year, and 1-year periods, further categorized by property type. For each period, we display both a per annum rate of change and a total rate of change.

    The total rate of change represents the overall change over the entire period. The formula for total return is:

    Total return = (Index at end of period ÷ Index at start of period) - 1

    The per annum rate of change is the annualized rate of change over the period. This is equivalent to the annual bank savings rate you would need to achieve the same total return over the given period. This annualized return is also known as the Compound Annual Growth Rate (CAGR). The formula for CAGR is:

    CAGR = (1 + Total return) ^ (1 ÷ Number of years) - 1

    Some specific examples:

    • Over the past 20 years, W area have seen a 0.3% annual change when adjusted for inflation. This translates to a total change of 5.6% in real terms.
    • Over the past 5 years, W area have seen a -6.0% annual change when adjusted for inflation. This translates to a total change of -26.5% in real terms.

    Most recent W2 sales

    For the most recent sales activity, rather than a summarized average, it is better to see the underlying data. This is shown in the chart below, where blue dots represent individual sales, click on them to see details. If there is an obvious trend you should be able to spot it here amid the noise from outliers.

    Tip: hover over dots to see details

    Street level data

    Street Avg size Avg £sqm Recent sales
    Crompton Street, , W2 1N 70 sqm £12,821 36
    Gloucester Terrace, , W2 6H 63 sqm £11,544 32
    Edgware Road, , W2 2Q 50 sqm £9,535 26
    Westbourne Terrace, , W2 3U 71 sqm £13,178 25
    Westbourne Terrace, , W2 6Q 69 sqm £11,561 23
    Leinster Square, , W2 4P 84 sqm £18,139 21
    Hatherley Grove, , W2 5R 50 sqm £10,978 19
    Linden Gardens, , W2 4E 91 sqm £15,274 19

    Search for your street here.

    Nearby geographies

    The table below shows how 'W2' compares to the other postcode districts nearby 'W2'.

    District Lower quartile Median Upper quartile Sales in last 2yr
    W9 Maida Vale £8,300 sqm £9,940 sqm £11,690 sqm 847
    W8 Kensington £13,150 sqm £15,910 sqm £19,740 sqm 538
    W7 Hanwell £6,150 sqm £6,860 sqm £7,580 sqm 512
    W6 Hammersmith £8,310 sqm £9,540 sqm £11,150 sqm 804
    W5 Ealing £6,780 sqm £7,820 sqm £9,020 sqm 1,204
    W4 Chiswick £7,930 sqm £9,130 sqm £10,710 sqm 1,198
    W3 Acton £6,330 sqm £7,300 sqm £8,500 sqm 1,290
    W2 Bayswater £9,770 sqm £12,170 sqm £14,810 sqm 991
    W1W Marylebone £12,320 sqm £14,920 sqm £23,250 sqm 91
    W1U College Hill £13,610 sqm £15,340 sqm £19,190 sqm 159

    Raw data

    Our analysis of W2 is derived from what is essentially a big table of sold prices from Land Registry with added property size information. Below are three rows from this table to give you an idea.

    Address Paid sqm £/sqm
    95, Gloucester Mews West, £1,590,000
    Jan-2026
    		 117 13,589
    Flat 50 Exeter House, Hallfield Estate, £416,000
    Jan-2026
    		 47 8,851
    48a, Leinster Square, £539,000
    Jan-2026
    		 37 14,567

    See the entire list of all sales in W2 here.

    About

    I created HouseMetric because I wanted to see this data and analysis myself, I also wanted to teach myself to build a website. Please give me feedback or spread the word about it. I'm constantly tinkering and adding more stuff to it.