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Paddington market report W2 2, London
The W2 2 (Paddington) house price history in full, 1995 to 2026, in cash and in today's money. This page is built from the public record and nothing else: 6,150 completed sales registered with HM Land Registry in W2 2 (London) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the typical home in W2 2 (London) sold for £667,500 in 2026, the median of 28 registered sales, down 28% on five years earlier. The mean was £926,200, and by floor area homes here have averaged about £13,010 per square metre over the last five years. The figures cover 6,150 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
W2 2 is a postcode sector: one group of streets inside W2 (London). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where W2 2 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
The going rate for a home in W2 2
Take the 28 registered 2026 sales in W2 2 and the middle price, the median, is £667,500. The mean lands at £926,200, a long way above it, which tells you a few very expensive sales are pulling the average up.
Price per square metre in W2 2
The last five years of sales put W2 2 at roughly £13,010 per square metre. That figure, built from each sale's Energy Performance Certificate floor area, is the one that makes a small flat and a big house comparable.
For scale: the England and Wales median is £285,000, so W2 2 trades 134% above the country as a whole.
A typical W2 2 home, priced year by year (1995 to 2026)
The median as recorded at the time, and each year restated in today's money (ONS CPIH), the sharper test of whether homes really got dearer. Hover for the year-by-year figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £667,500 | £667,500 | 28 |
| 2025 | £790,000 | £808,891 | 85 |
| 2024 | £960,000 | £1,020,677 | 67 |
| 2023 | £940,000 | £1,032,830 | 75 |
| 2022 | £1,337,500 | £1,568,371 | 82 |
| 2021 | £925,000 | £1,171,169 | 95 |
| 2020 | £1,100,000 | £1,427,273 | 79 |
| 2019 | £950,000 | £1,245,223 | 75 |
| 2018 | £900,000 | £1,199,717 | 69 |
| 2017 | £915,000 | £1,247,968 | 102 |
| 2016 | £850,000 | £1,189,158 | 119 |
| 2015 | £880,000 | £1,243,440 | 131 |
| 2014 | £760,000 | £1,078,193 | 174 |
| 2013 | £715,000 | £1,028,814 | 181 |
| 2012 | £499,500 | £735,202 | 198 |
| 2011 | £586,200 | £884,937 | 154 |
| 2010 | £630,000 | £988,002 | 141 |
| 2009 | £600,000 | £964,505 | 149 |
| 2008 | £499,500 | £818,786 | 166 |
| 2007 | £490,000 | £831,176 | 313 |
| 2006 | £405,000 | £703,028 | 305 |
| 2005 | £372,500 | £662,900 | 200 |
| 2004 | £332,000 | £602,977 | 259 |
| 2003 | £315,000 | £580,306 | 245 |
| 2002 | £303,500 | £571,033 | 362 |
| 2001 | £270,000 | £519,061 | 371 |
| 2000 | £208,500 | £409,181 | 368 |
| 1999 | £200,000 | £398,590 | 342 |
| 1998 | £180,000 | £363,343 | 283 |
| 1997 | £180,000 | £369,144 | 350 |
| 1996 | £150,000 | £316,343 | 323 |
| 1995 | £145,000 | £315,208 | 259 |
In cash terms the typical W2 2 home went from £145,000 in 1995 to £667,500 in 2026, roughly 5 times the price. Even after inflation that is a real rise of about 112%: homes here genuinely became dearer, not merely more expensive on paper. Measured in today's money the market peaked in 2022; the current median sits about 57% below that. Someone who bought at the 2022 peak has not yet seen that price back in real terms.
Year-on-year change in the W2 2 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2022 (+44.6% on the year before); the weakest, 2023 (−29.7%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −15.5% | −17.5% |
| 5 years (since 2021) | −6.3% | −10.6% |
| 10 years (since 2016) | −2.4% | −5.6% |
| 20 years (since 2006) | +2.5% | −0.3% |
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.
Sales activity in W2 2
The year-by-year sales count
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
Over the last twelve months of data, 28 sales completed in W2 2. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 303 sales a year before the financial crisis and 67 a year over the last five. Price without volume misleads: a median built on few sales jumps around, and one street can tilt it. Keep in mind too that the latest year is still filling in, since sales reach the register weeks or months after completion.
Reading the W2 2 market
This is a thin market: 28 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict. 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. Within W2, this sector trades 10% below the district median: one of its district's cheaper corners.
The rental side of W2 2
The local authority for W2 2 is Westminster, and its ONS average private rent currently stands at £3,163 a month (May 2026 figures). 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.
Average monthly rent by size, Westminster
ONS Price Index of Private Rents, May 2026.
Set against the £667,500 median sold price, £3,163 a month is £37,956 a year, a gross yield of 5.7%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
Common questions on W2 2 (Paddington)
Are property prices falling in W2 2 (Paddington)?
Is W2 2 (Paddington) a good place to buy a house?
How much did a house sell for in W2 2 (Paddington)?
Will W2 2 prices rise from here?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is down 28% over five years in cash but down 43% after inflation. If you are weighing a purchase, read the volume chart alongside the price one, and remember that every figure here is a completed sale, lagged by the weeks it takes the Land Registry to register it.
What is for sale in W2 right now
The live side of the market holds 227 homes at the moment, listed by 18 agents publishing to HomesIndex.
These cover the whole W2 district, not just W2 2: live asking prices are collected per district.
35% of what is on the market here is asking below what comparable homes actually sold for. Each listing is compared with recent recorded sales of similar homes nearby.
"Under comparable sales" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
See every W2 home for sale on the map →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
The price of an extra bedroom in W
What homes of each size actually sold for across the W area, from the Land Registry record. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | — | £1,185,000 | £1,648,050 (+39%) | £2,400,000 (+46%) |
| Semi-detached | — | £650,000 | £850,000 (+31%) | £1,175,000 (+38%) | £1,681,250 (+43%) |
| Terraced | £563,825 | £675,000 (+20%) | £875,000 (+30%) | £1,200,000 (+37%) | £1,750,000 (+46%) |
| Flat | £450,000 | £630,000 (+40%) | £1,100,000 (+75%) | £2,300,000 (+109%) | £4,100,000 (+78%) |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
The spread across the W area is the point: the same five years treated these districts very differently.
W area districts: five years of change
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in W2
Sector boundaries hide real price steps. The rest of W2, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| W2 1 | £740,000 | 21 |
| W2 3 | £664,200 | 15 |
| W2 4 | £900,000 | 13 |
| W2 5 | £938,800 | 20 |
| W2 6 | £695,000 | 20 |
Zoom out to the full W2 district report for the type split, monthly volumes and how W2 compares with its neighbours.
Before you sell in W2 2: what the record supports
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in W2 2, open the average prices map and zoom from the W2 2 shading down to the sold homes on your own street. Every recorded W2 2 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim W2 2.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to W2 2. Free after a one click sign in.
The live map plots every individual W2 2 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.