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Paddington market report W2 5, London

The W2 5 (Paddington) house price history in full, 1995 to 2026, in cash and in today's money. Everything below comes from 4,852 sales recorded by HM Land Registry in W2 5 (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: 20 registered 2026 sales put the W2 5 (London) median at £938,800, up 15% on five years earlier, with a mean of £1,311,200, and by floor area homes here have averaged about £15,020 per square metre over the last five years. Everything rests on 4,852 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.

W2 5 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.

Today's W2 5 prices, from the sold record

Take the 20 registered 2026 sales in W2 5 and the middle price, the median, is £938,800. The mean lands at £1,311,200, well above it, the signature of a heavy top tail: a handful of expensive sales lifting the average.

What a square metre costs in W2 5

The last five years of sales put W2 5 at roughly £15,020 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.

The national median for England and Wales is £285,000, which puts W2 5 229% above the country at large.

In cash terms the typical W2 5 home went from £100,000 in 1995 to £938,800 in 2026, roughly 9 times the price. Adjusted for inflation it still comes to a real rise of roughly 332%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2020; the current median sits about 32% below that. Someone who bought at the 2020 peak has not yet seen that price back in real terms.

The strongest year on record here is 2019 (+31.2% on the year before); the weakest, 2018 (−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

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.

The turnover behind the prices

W2 5 recorded 20 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 221 sales a year before the financial crisis and 73 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.

The shape of the W2 5 market

This is a thin market: 20 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 27% above the district median: one of the dearer corners of its district.

What tenants pay around W2 5

W2 5 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.

Set against the £938,800 median sold price, £3,163 a month is £37,956 a year, a gross yield of 4.0%: 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.

What people ask about W2 5 (Paddington)

Where do W2 5 prices go next?

Prediction is not this page's business. Its business is the record, which says: the median is up 15% over five years in cash but down 9% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.

On the market in W2 today

Bedroom by bedroom: W prices by size

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

Prices can differ sharply between two sectors a few minutes' walk apart. The rest of W2, each linking to its own report:

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

Selling a home in W2 5? Price it on the evidence

Keep digging

The AI answers from the same Land Registry data this report is built on, already scoped to W2 5. Free after a one click sign in.

The live map plots every individual W2 5 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.