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Paddington market report W2 4, London
The W2 4 (Paddington) house price history in full, 1995 to 2026, in cash and in today's money. Everything below comes from 5,165 sales recorded by HM Land Registry in W2 4 (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 4 (London) is £900,000, from 13 registered sales, down 15% on five years earlier; the mean is £1,128,400, and by floor area homes here have averaged about £17,460 per square metre over the last five years. Behind the figures sit 5,165 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
W2 4 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.
Where W2 4 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 4
Across 13 registered 2026 sales, the typical (median) W2 4 home went for £900,000. The mean is £1,128,400, well clear of it: the mark of a market where a small number of costly homes drag the average upwards.
What a square metre costs in W2 4
A square metre of W2 4 home has cost about £17,460 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.
Set against the £285,000 England and Wales median, W2 4 sits 216% above the national market.
A typical W2 4 home, priced year by year (1995 to 2026)
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £900,000 | £900,000 | 13 |
| 2025 | £988,000 | £1,011,626 | 91 |
| 2024 | £1,629,100 | £1,732,068 | 149 |
| 2023 | £1,050,000 | £1,153,694 | 107 |
| 2022 | £1,187,500 | £1,392,479 | 88 |
| 2021 | £1,060,000 | £1,342,097 | 121 |
| 2020 | £1,162,500 | £1,508,368 | 66 |
| 2019 | £1,075,000 | £1,409,068 | 78 |
| 2018 | £1,048,000 | £1,397,004 | 65 |
| 2017 | £1,000,000 | £1,363,900 | 93 |
| 2016 | £1,010,000 | £1,413,000 | 104 |
| 2015 | £826,500 | £1,167,845 | 92 |
| 2014 | £930,000 | £1,319,367 | 131 |
| 2013 | £855,000 | £1,230,260 | 121 |
| 2012 | £815,000 | £1,199,578 | 117 |
| 2011 | £750,000 | £1,132,212 | 145 |
| 2010 | £605,000 | £948,796 | 149 |
| 2009 | £500,000 | £803,754 | 119 |
| 2008 | £595,000 | £975,331 | 107 |
| 2007 | £526,000 | £892,242 | 262 |
| 2006 | £430,000 | £746,425 | 256 |
| 2005 | £369,000 | £656,671 | 194 |
| 2004 | £392,500 | £712,857 | 215 |
| 2003 | £345,000 | £635,574 | 187 |
| 2002 | £335,600 | £631,428 | 259 |
| 2001 | £300,000 | £576,735 | 238 |
| 2000 | £285,000 | £559,313 | 381 |
| 1999 | £240,000 | £478,307 | 331 |
| 1998 | £186,000 | £375,454 | 234 |
| 1997 | £170,000 | £348,636 | 249 |
| 1996 | £150,000 | £316,343 | 222 |
| 1995 | £136,000 | £295,643 | 181 |
In cash terms the typical W2 4 home went from £136,000 in 1995 to £900,000 in 2026, roughly 7 times the price. Adjusted for inflation it still comes to a real rise of roughly 204%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2024; the current median sits about 48% below that. Someone who bought at the 2024 peak has not yet seen that price back in real terms.
Year-on-year change in the W2 4 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 2024 (+55.2% on the year before); the weakest, 2025 (−39.4%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −8.9% | −11.0% |
| 5 years (since 2021) | −3.2% | −7.7% |
| 10 years (since 2016) | −1.1% | −4.4% |
| 20 years (since 2006) | +3.8% | +0.9% |
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.
Transaction volumes
The year-by-year sales count
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
W2 4 recorded 13 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 249 sales a year before the financial crisis and 90 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.
Reading the W2 4 market
Only 13 sales completed here in the last twelve months of data, which makes W2 4 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. Within W2, this sector trades 22% above the district median: one of the dearer corners of its district.
The rental side of W2 4
W2 4 falls under Westminster, where the ONS puts the average private rent at £3,163 a month (May 2026 figures). Size sets most of the rent: one-beds average £2,517 a month here against £5,378 for four or more bedrooms.
Average monthly rent by size, Westminster
ONS Price Index of Private Rents, May 2026.
Set against the £900,000 median sold price, £3,163 a month is £37,956 a year, a gross yield of 4.2%: 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 4 (Paddington)
Is W2 4 (Paddington) a good place to buy a house?
How much did a house sell for in W2 4 (Paddington)?
Are property prices falling in W2 4 (Paddington)?
Where do W2 4 prices go next?
The record answers a different question than "what happens next": the median is down 15% over five years in cash but down 33% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
W2's current homes for sale
Turning to what is actually available: 227 homes on the market right now, from 18 agents publishing to HomesIndex.
These cover the whole W2 district, not just W2 4: live asking prices are collected per district.
Of everything listed here, 35% asks less than the sold record of comparable homes. Every listing is measured against recent recorded sales of similar nearby homes.
"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 →
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.
What another bedroom costs in W
Real sold prices by size across the W area, straight 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%) |
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.
Five-year change in the median, W area districts
The biggest risers and fallers in cash terms; every row links to that district's 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 3 | £664,200 | 15 |
| 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.
Selling in W2 4? Start from the sold record
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at W2 4's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim W2 4.
Take it further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about W2 4. Free, with a one click sign in.
The live map plots every individual W2 4 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.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.