Northcote · Wandsworth · Battersea constituency · 51.45883, -0.16723

SW11 1BE— Northcote, Wandsworth

Location and area intelligence for SW11 1BE, Northcote, Wandsworth

The practical family move

 

Top 5% LondonSchools 100%Safety 80/100Transport 54/100~2% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
77
Safety
80
Schools
100
Transport
54
Environment
62
Investment
39

The bottom line

SW11 1BE offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

SW11 1BE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+35.0% vs London avg
vs London crime-49.0% vs London avg

Deep-dive guides for SW11 1BE

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

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“The practical family move”

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How SW11 1BE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Belleville Primary School

Outstanding · Inspected Mar 2022 · 4 min walk

KS2: 109.3

—

Secondary

Ark Bolingbroke Academy

Not yet inspected · Inspected Sept 2024 · 4 min walk

P8: +1.04A8: 61.1

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Balham Nursery School

Not inspected · 21 min walk

4 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

33.5 incidents per 1,000 residents

Better than 76% of London
↑ Rising 268.8%

from a low base — still below London average

-48% vs borough

Crime by type

Other29%
Violence & sexual offences24%
Anti-social behaviour14%
Vehicle crime12%
Burglary8%
Drug offences5%
Theft5%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Battersea Fire Station · 944m

Crime is 49% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

Price history

Sales (24 months)3
New build0.0%
Price per m²£11,767/m²
Price per ft²£1,093/ft²
Avg floor area91.8 m²

EPC breakdown

C
9%
D
4%
E
3%

Based on 16 properties · Confidence: medium

Street mix

Terraced 28%Flat 72%

LHA rates — Inner South West London

Shared room£685/mo
1 bedroom£1420/mo
2 bedrooms£1700/mo
3 bedrooms£2160/mo
4 bedrooms£2900/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£229,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £845
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+5.9%

Total change

+426%

Market Activity

Price Velocity & Acceleration

Current Velocity

+36.6%

per year

Acceleration

+30.78

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £350k–£400k · 32 sales

Property Type Mix

Total: 32 sales

Terraced28.1%
Flat/maisonette71.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£200k£130k-35%1.2
Post-dot-com plateau2001–2003£302k£288k-4.9%2.7
Pre-crash peak2005–2007£435k£283k-35%1
GFC & correction2008–2012£450k£1.02m+127.8%2
Help-to-Buy recovery2015–2016£740k£725k-2%1
Brexit uncertainty2018–2018£1.30m£1.30m+0%1
Pandemic surge2021–2021£849k£849k+0%3
Rate-rise correction2022–2022£728k£728k+0%2
Current market2024–2025£770k£1.05m+36.6%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
6.9%
District
6.9%
Terraced+0% α
Local
9.3%
District
9.3%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Clapham South Underground StationNorthern line
18.4 min walk
Clapham Junction→ Victoria· 61 tph
6 min

Nearby stations

Clapham Junction Rail StationWindrush · Mildmay
8 min walk
Clapham JunctionNational Rail
8 min walk
Clapham South Underground StationNorthern
19 min walk
Balham Underground StationNorthern
25 min walk
Clapham Common Underground StationNorthern
25 min walk
No bus stops within 400m

70

Walkability score

160

Footpaths (500m)

10

Santander docks (800m)

0.3 km

Nearest cycle dock

Central London commute times

London Bridge46 min ↑
Victoria ★34 min
Waterloo37 min ↓
Canary Wharf57 min ↑
City47 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

8

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)50
Nearest car park334m
Santander docks (800m)10
Nearest cycle dock0.3 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 22.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 87% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.2 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 64%
Below average green space

Nearest SSSI: Barn Elms Wetland Centre SSSI — 5.0 km

Energy

Solar: 858 kWh/kWp/yrHeat pump: Not suitableEPC upgrade: Minimal

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 1

Landslide susceptibility: Low

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,526 hrs/yr

Sunshine

601 mm/yr

Rainfall

22.8°C

Summer avg

3.1°C

Winter avg

Solar yield857.9 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

QUEENSTOWN ROAD MEDICAL PRACTICE

14 QUEENSTOWN ROAD, BATTERSEA, SW8 3RX

19 min walk

77%

Recommend GP

77%

Overall GP experience

0

GPs within 1km

8

Dentists within 1km

Nearest hospitalBridge Lane Health Centre · 1.6 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 5.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

42

Parks (1km)

69

Restaurants (800m)

28

Cafes (800m)

12

Pubs (400m)

3

Pharmacies (800m)

4

Gyms (1km)

15

Sports (1km)

8

Convenience

Nearest supermarketThe Source Bulk Foods · 234 m
6 tennis courts5 sports halls

Nightlife (500m)

0

Nightclubs

12

Late-night venues

B
1,353 licensed premises in borough670 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.3km

Post office

Nearby shops

GAIL's75 m
Aux Merveilleux de Fred82 m
Hennessy's126 m
Bayley & Sage154 m

Nearby cafes

Black Sheep Coffee62 m
Al Gusto117 m
Mooboo228 m
Fresh Ground Coffee House240 m

Nearby restaurants

Rosa's Thai Cafe55 m
Chipotle68 m
Tamra82 m
Made in Italy82 m

Nearby pubs

The Northcote Saviour178 m
Northcote Records180 m
Archer Street181 m
Vagabond Wines195 m

Nearby gyms

Psycle229 m
OYM - On Your Marks494 m
12 Rounds Boxing516 m
Sadhana Yoga & Wellbeing527 m

Nearby pharmacies

Goys the Chemist134 m
Northcote Pharmacy354 m
Robards Pharmacy360 m
Barkers (Chemist)1.1 km

Nearby health

Glow Dentist137 m
The Glass House173 m
Battersea Orthodontic Practice232 m
Together Dental258 m
Food hygiene (5-star)80% of 182

Business

Local businesses registered here

Active businesses
0
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
0
3yr survival rate
100.0%
Right-to-buy sales (5yr)
195

High street

A

High street health

Investment

Investment grade, yield and market outlook

39

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.2%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,900London avg: £1,950/mo
Gross yield
2.2% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score36/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition195
Sales last 12 months1

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+5.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

70.6

Price growth score

B
Low

New supply risk

Strong gentrification momentumHigh investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score43/100
Bakerloo Extension route6,212m
Crossrail 2 route455m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 26,887 nationally

1,764

Est. population

16,342/km²

80%

Employed

73%

Degree educated

£56,700

Median income

2.1%

Claimant rate

Urban coreVery high densityYoung professionals

37

Community stability

Age profile

18%
42%
22%
Under 1818%
18–3442%
35–4922%
50–6411%
65+7%

Tenure

17%
28%
41%
13%
Own outright17%
Own (mortgage)28%
Private rent41%
Social rent13%
Shared ownership0%

Ethnicity

58%
21%
White British58%
White Other21%
Asian6%
Black6%
Mixed6%
Other3%

Employment & lifestyle

Managerial / professional66%
Routine / semi-routine8%
No car household47%
Unemployed3%
No qualifications6%

Housing tenure (Census 2021)

Private rent41%
Social rent13%

vs. London

Income vs London+35.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
17
Planning apps (12 months)
38
Planning apps (3 years)
43
Local approval rate
82%
Borough approval rate
92%
Opportunity area
No
CIL rate (residential)
£300/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
1
Under construction
1
Completed (3yr)
48
Largest scheme
528 homes · Peabody Estate, 1, Danvers Avenue, London, SW11 1AG
Pipeline pressure
LOW

Named schemes (500m)

7-11, 7-11, St Johns Hill, SW11 1TN35 homes
completed
1-7, 1-7, BARNARD ROAD, SW11 1QT17 homes
completed
4-8, 4-8, Hafer Road, SW11 1HF16 homes
completed
ARDING & HOBBS, CARPET WAREHOUSE, 315-325, ARDING & HOBBS, CARPET WAREHOUSE, 315-325, LAVENDER HILL, SW11 1QL14 homes
completed
ARDING & HOBBS, CARPET WAREHOUSE, 315-325, ARDING & HOBBS, CARPET WAREHOUSE, 315-325, LAVENDER HILL, SW11 1QL14 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
26.0%
Election year
2026
MP
Marsha De Cordova (Labour)
MP majority
12,039
Constituency
Battersea

Councillors

Aled Richards-JonesConservative
James Kenton CraigConservative

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Key facts for SW11 1BE

Full postcodeSW11 1BE
Postcode districtSW11
BoroughLondon Borough of Wandsworth
WardNorthcote
Latitude51.458833
Longitude-0.167225
Parliamentary constituencyBattersea
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey