Brook Green or Bayswater: Which Is Better Value?
Brook Green averages £1,100,000 against £1,050,000 in Bayswater, a gap of £50,000 or 5%. You would need £5,000 more deposit and about £263 a month more on a repayment mortgage at an assumed 5% over 25 years. Bayswater charges £472 less council tax at Band D.
Brook Green averages £1,100,000 against £1,050,000 in Bayswater, a gap of £50,000 or 5%. You would need £5,000 more deposit and about £263 a month more on a repayment mortgage at an assumed 5% over 25 years. Bayswater charges £472 less council tax at Band D.
Price and deposit
The headline gap is £50,000, or 5%. On a 10% deposit that is £5,000 more cash to find before you start. Detached homes average £1,650,000 against £1,575,000.
Brook Green against Bayswater
Town guides for each: Mortgage advice in Brook Green and Mortgage advice in Bayswater.
Schools and families
Brook Green has more schools graded Outstanding at their last graded Ofsted inspection (before September 2024), with 1 against 0 in Bayswater. Counting last graded Ofsted inspections (before September 2024), Brook Green has 2 schools and Bayswater has 2 schools graded Good or better.
A strong catchment in the cheaper town can cost more than an average street in the dearer one. Compare catchments, not averages.
Running costs and getting to work
Band D council tax is £1,520 in Brook Green and £1,048 in Bayswater, a difference of £472 a year.
The honest verdict
Bayswater is cheaper to buy on these figures. Brook Green carries the higher price and, on this data, the stronger school profile.
Neither is right in the abstract. If the deposit is your constraint, the £5,000 difference matters more than anything else here. If catchment is the constraint, price follows the school you need.
What each town is actually like
Price is one axis. These are the things people move for, and the things they find out afterwards.
Brook Green
In its favour- A quiet, leafy, villagey H&F enclave
- A short walk to a four-line Tube interchange
- The green itself, with tennis & a playground
- Excellent schools inc. St Paul's Girls'
- A prime enclave at central-London prices
- No Tube station of its own
- Much of the stock is flats, not houses with gardens
- Conservation-area rules limit alterations
Best for Families ★★★★★
Excellent schools (Brackenbury is Good, Avonmore is Outstanding, plus the famous independent St Paul's Girls' School and other independents nearby), the long green with tennis and a playground, garden squares and a quiet, villagey feel make Brook Green a standout family enclave, at a premium.
Bayswater
In its favour- Kensington Gardens and Hyde Park across the road
- Three Tube stations plus the Elizabeth line at Paddington
- Heathrow 15 to 30 minutes from Paddington
- A major 24-hour A&E within walking distance
- Heavy hotel, hostel and short-let use on some streets
- Flats in mixed-use buildings can be declined by lenders
- Short leases are more common than in neighbouring districts
- 1970s and 80s conversion quality varies enormously
Best for Professionals ★★★★★
Three Underground stations of its own plus the Elizabeth line, Heathrow Express and Great Western services at Paddington, Hyde Park for running, and the West End walkable, for pure connectivity and quality of daily life, few central districts beat it at this price.
Brook Green and Bayswater, side by side
| Measure | Brook Green | Bayswater |
|---|---|---|
| Average property price | £1,100,000 | £1,050,000 |
| Average detached | £1,650,000 | £1,575,000 |
| 10% deposit | £110,000 | £105,000 |
| Illustrative monthly payment | £5,787 | £5,524 |
| Band D council tax | £1,520 | £1,048 |
| Outstanding rated schools | 1 | 0 |
| Good rated schools | 1 | 2 |
Local averages used for illustration. Confirm your own figures before acting.
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