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Paddington market report W2 3, London
The standing W2 3 (Paddington) property market report, rebuilt from the full public record every month. Everything below comes from 4,598 sales recorded by HM Land Registry in W2 3 (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 typical home in W2 3 (London) sold for £664,200 in 2026, the median of 15 registered sales, down 29% on five years earlier. The mean was £822,500, and by floor area homes here have averaged about £15,330 per square metre over the last five years. The figures cover 4,598 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
A postcode sector like W2 3 is a single group of streets within W2 (London), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where W2 3 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 3
The W2 3 median stands at £664,200 for 2026, built from 15 registered sales; the mean, the figure usually quoted as the "average house price", is £822,500, well clear of it: the mark of a market where a small number of costly homes drag the average upwards.
W2 3 prices by floor area
Averaged across five years of sales, floor space in W2 3 costs about £15,330 per square metre. Each sale's Energy Performance Certificate supplies the floor area, and pricing by the metre is what lets flats and houses share one scale.
Against a national (England and Wales) median of £285,000, W2 3 runs 133% above it.
The price of a typical W2 3 home, 1995 to 2026
Two lines: the median in the money of its day, and the same years restated by ONS CPIH into today's money, which is the truer test of getting dearer. Hover for exact figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £664,200 | £664,200 | 15 |
| 2025 | £820,000 | £839,609 | 65 |
| 2024 | £1,000,000 | £1,063,205 | 87 |
| 2023 | £1,050,000 | £1,153,694 | 80 |
| 2022 | £1,167,500 | £1,369,027 | 76 |
| 2021 | £930,000 | £1,177,500 | 87 |
| 2020 | £815,000 | £1,057,479 | 67 |
| 2019 | £850,000 | £1,114,147 | 63 |
| 2018 | £850,000 | £1,133,066 | 67 |
| 2017 | £1,100,000 | £1,500,290 | 97 |
| 2016 | £795,300 | £1,112,633 | 67 |
| 2015 | £975,000 | £1,377,675 | 77 |
| 2014 | £895,000 | £1,269,714 | 121 |
| 2013 | £715,000 | £1,028,814 | 132 |
| 2012 | £699,800 | £1,030,018 | 114 |
| 2011 | £700,000 | £1,056,731 | 128 |
| 2010 | £647,500 | £1,015,447 | 138 |
| 2009 | £545,000 | £876,092 | 115 |
| 2008 | £500,000 | £819,606 | 106 |
| 2007 | £475,500 | £806,580 | 249 |
| 2006 | £415,500 | £721,255 | 280 |
| 2005 | £325,000 | £578,369 | 201 |
| 2004 | £349,500 | £634,760 | 184 |
| 2003 | £342,500 | £630,968 | 184 |
| 2002 | £338,000 | £635,944 | 282 |
| 2001 | £300,000 | £576,735 | 240 |
| 2000 | £250,000 | £490,625 | 183 |
| 1999 | £220,000 | £438,449 | 248 |
| 1998 | £174,200 | £351,635 | 218 |
| 1997 | £160,000 | £328,128 | 239 |
| 1996 | £140,000 | £295,254 | 217 |
| 1995 | £118,000 | £256,514 | 171 |
In cash terms the typical W2 3 home went from £118,000 in 1995 to £664,200 in 2026, roughly 6 times the price. Even after inflation that is a real rise of about 159%: homes here genuinely became dearer, not merely more expensive on paper. In inflation-adjusted terms the high-water mark was 2017. The market now sits about 56% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the W2 3 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 2017 (+38.3% on the year before); the weakest, 2018 (−22.7%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −19.0% | −20.9% |
| 5 years (since 2021) | −6.5% | −10.8% |
| 10 years (since 2016) | −1.8% | −5.0% |
| 20 years (since 2006) | +2.4% | −0.4% |
The table annualises median growth over each period, with the real column deflated by ONS CPIH. Smoothing hides the cycle (see the chart above for it), and none of this forecasts: it is the record.
Sales activity in W2 3
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.
W2 3 recorded 15 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 225 sales a year before the financial crisis and 65 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
The rental side of W2 3
W2 3 falls under Westminster, where the ONS puts the average private rent 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.
£3,163 a month is £37,956 a year, which against the £664,200 median sold price makes a gross yield of 5.7%. 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.
How W2 3 trades
This is a thin market: 15 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. The record here is jumpy: year-on-year moves of ten per cent or more are common in the chart above, mostly a function of which homes happened to sell rather than the market lurching. Against the W2 district median, W2 3 sits 10% lower, marking it as a cheaper pocket of the district.
Common questions on W2 3 (Paddington)
Are property prices falling in W2 3 (Paddington)?
Is W2 3 (Paddington) a good place to buy a house?
How much did a house sell for in W2 3 (Paddington)?
Where do W2 3 prices go next?
That question has no honest answer, only evidence. The evidence: the median is down 29% over five years in cash but down 44% 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 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 3: live asking prices are collected per district.
35% of what is on the market here is asking below what comparable homes actually sold for. Every listing is measured against recent recorded sales of similar nearby homes.
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
See every W2 home for sale on the map →
These asking prices come live from estate agents publishing feeds to HomesIndex, refreshed each Monday and Thursday. They are a sample of the market rather than its entirety, and an asking price is not a sale price.
Moving up a bedroom in W: the cost
What homes of each size actually sold for across the W area, from the Land Registry record. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| 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%) |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
The spread across the W area is the point: the same five years treated these districts very differently.
Winners and losers across the W area, five years
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in W2
A few minutes' walk can separate two very different markets. Here are W2's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| W2 1 | £740,000 | 21 |
| W2 2 | £667,500 | 28 |
| 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 3: what the record supports
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in W2 3, open the average prices map and zoom from the W2 3 shading down to the sold homes on your own street. Every recorded W2 3 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Estate agents working W2 3: the featured spot on this report is free for founding agents, one per district. Claim W2 3.
Go deeper
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about W2 3. Free, with a one click sign in.
See every individual W2 3 sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale runs the numbers on a real purchase.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.