From Overlooked to In-Demand: How £3 Billion Is Redefining Bayswater and Hyde Park

The £3 billion regeneration of Queensway is reshaping the Bayswater and Hyde Park Estate area into a new residential neighbourhood, with over 350 homes alongside offices, shops, leisure and hotels.

A survey by Beauchamp Estates, analysing sales above £1 million across Queensway, Bayswater and neighbouring Notting Hill shows how quickly demand has shifted, particularly at the top end of the market.

During 2025 and Q1 2026, there were £1.8 billion worth of sales across the district, totalling 558 deals. Of these, 197 transactions took place in the immediate Queensway and Bayswater area, generating £609 million.

While there were 11 deals between £10 million and £14.9 million in 2025, generating £137 million, it is the market above £15 million that has remained the most consistent over the past three years. In 2025 and Q1 2026, there were nine such sales totalling £257 million, matching 2024 where nine deals generated £205 million.

Of the 18 deals above £15 million between 2024 and Q1 2026, four were along Queensway, including residences at The Whiteley and Park Modern.

This level of activity compares directly with other Central London districts. During 2025, there were three deals above £15 million in Kensington, two in Knightsbridge, five in Chelsea and five in Mayfair.

The strength of the market is also reflected in lettings activity. In 2025, there were 374 lettings over £1,000 per week across W2 and W11, slightly down from 397 in 2024, but still positioning the area bordering Hyde Park as one of the largest generators of premium lettings deals in London. The largest tenant groups were couples and families from the Middle East and Western Europe.

Buyer demand is being driven by three key groups. Purchasers from the Middle East accounted for 25% of ultra-prime sales in 2025, up from 20% in 2024, followed by American buyers at 20%, down from 25%, and UK and Western European buyers at 17%, up from 16%

These buyers are drawn to the area’s proximity to Hyde Park and Notting Hill, but also to the relative value compared with Mayfair and Knightsbridge, which some consider overpriced.

At the centre of this shift is the ongoing regeneration of Queensway. Five developers are delivering seven new buildings, including Park Modern overlooking Hyde Park and The Whiteley, a transformed former shopping complex.

Together, the development provides over 350 homes, 10,000 sq ft of office space, 530 metres of refurbished shopfronts and 500 metres of retail and leisure space, alongside a Six Senses hotel. Public realm improvements, new pedestrian routes, Tube upgrades and green spaces are reshaping the area into a new London village destination

The scale of demand is reflected in the performance of Park Modern, where over £160 million of residences have been sold in recent months, including a £60 million penthouse. Buyers from the Gulf states, USA, Europe and Asia have driven sales, with the development now over 90% sold and a final collection of apartments and a penthouse released.

Comprising couples and families in their 30s and 40s, these buyers are choosing Queensway as a new London address.

Jeremy Gee, Managing Director of Beauchamp Estates says: “Queensway is a long underestimated but important part of Inner London. However, with the recent sale of the £60 million penthouse at Park Modern on Queensway to an AI billionaire and a total of nine sales in the local district for luxury homes priced above £15 million, perceptions about the area have begun to change significantly.

“Whilst neighbouring areas are viewed by some buyers as being overpriced, Queensway/Bayswater is seen as offering value-for-money and an area undergoing regeneration, with the potential for future capital value uplift. Queensway opens onto Hyde Park and is surrounded by beautiful stucco villas and mansion buildings, with apartment buildings such as Park Modern being in a great location on Queensway overlooking Hyde Park.

“Queensway, one of the capital’s last undervalued areas is being transformed into a vibrant new city village for London.”