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Paddington market report W2 1, London

The W2 1 (Paddington) house price history in full, 1995 to 2026, in cash and in today's money. Everything below comes from 3,819 sales recorded by HM Land Registry in W2 1 (London) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.

Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.

In short: the 2026 median for W2 1 (London) is £740,000, from 21 registered sales, down 36% on five years earlier; the mean is £969,400, and by floor area homes here have averaged about £16,790 per square metre over the last five years. Behind the figures sit 3,819 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.

W2 1 is one sector of W2 (London): a handful of streets, and the most local view the sold record can give. The price of that locality is lumpier charts, because each year's median rests on fewer sales.

W2 1 sold prices: where the market stands

The 2026 median for W2 1 is £740,000, taken from 21 registered sales. The mean, which is what most sites call the "average house price", is £969,400, well above it, the signature of a heavy top tail: a handful of expensive sales lifting the average.

W2 1 prices by floor area

A square metre of W2 1 home has cost about £16,790 on average across the last five years of sales, using the floor area on each home's Energy Performance Certificate: the measure that puts a studio and a five-bed on the same footing.

England and Wales as a whole trade at a £285,000 median, leaving W2 1 160% above the national figure.

In cash terms the typical W2 1 home went from £70,000 in 1995 to £740,000 in 2026, roughly 11 times the price. Inflation explains only part of it: in today's money the rise is still about 386%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2016; the current median sits about 56% below that. Someone who bought at the 2016 peak has not yet seen that price back in real terms.

The strongest year on record here is 2014 (+80.7% on the year before); the weakest, 2025 (−38.1%). Single-year swings like these are why the annualised table below matters more than any one year's headline.

The long view: annualised growth

Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.

How many homes change hands in W2 1

Over the last twelve months of data, 21 sales completed in W2 1. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 189 sales a year before the financial crisis and 79 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.

How W2 1 trades

Only 21 sales completed here in the last twelve months of data, which makes W2 1 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. Expect volatility in the annual figures: swings past ten per cent show up repeatedly above, and they usually reflect the mix of homes sold in a given year rather than genuine repricing.

The rental side of W2 1

For renting purposes W2 1 sits in Westminster. The ONS average private rent there is £3,163 a month (May 2026). The spread runs from £2,517 a month for a typical one-bed to £5,378 at four-plus bedrooms, which is size doing most of the pricing.

£3,163 a month is £37,956 a year, which against the £740,000 median sold price makes a gross yield of 5.1%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.

W2 1 (Paddington): the questions that come up

Where do W2 1 prices go next?

That question has no honest answer, only evidence. The evidence: the median is down 36% over five years in cash but down 50% after inflation. Weigh the volume chart alongside the price one before deciding anything, and bear in mind every figure is a completed sale that reached the register weeks after completion.

W2's current homes for sale

The price of an extra bedroom in W

The risers and the fallers

The spread across the W area is the point: the same five years treated these districts very differently.

Other sectors in W2

Sector boundaries hide real price steps. The rest of W2, one report each:

Zoom out to the full W2 district report for the type split, monthly volumes and how W2 compares with its neighbours.

Thinking of selling in W2 1? Get a rough value first

Go deeper

Answers come from the same Land Registry data behind this report, and the AI knows you are asking about W2 1. Free, with a one click sign in.

The live map plots every individual W2 1 sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator runs the numbers on a real purchase.

How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.