Balham · Wandsworth · Battersea constituency · 51.45067, -0.15106

SW12 8AE— Balham, Wandsworth

Location and area intelligence for SW12 8AE, Balham, Wandsworth

The practical family move

 

Top 5% LondonSchools 100%Safety 82/100Transport 58/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
78
Safety
82
Schools
90
Transport
58
Environment
62
Investment
45

The bottom line

SW12 8AE offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families and Owner-occupiers.

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Location

SW12 8AE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+32.9% vs London avg
vs London crime-15.0% vs London avg

Deep-dive guides for SW12 8AE

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

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“The practical family move”

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How SW12 8AE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Alderbrook Primary School

Good · Inspected Jan 2024 · 3 min walk

KS2: 106.9

—

Secondary

Chestnut Grove Academy

Not yet inspected · 9 min walk

P8: +0.43A8: 57.3

100% of local schools rated Good or Outstanding · based on 24 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Balham Nursery School

Not inspected · 7 min walk

7 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

55.0 incidents per 1,000 residents

Better than 58% of London
→ Stable

-15% vs borough

Crime by type

Other39%
Vehicle crime28%
Anti-social behaviour14%
Violence & sexual offences11%
Drug offences3%
Robbery3%
Theft1%
Burglary1%

Road safety

94

Road safety score

6

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Tooting Fire Station · 1.6km

Crime is 15% 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£6,500/m²
Price per ft²£604/ft²
Avg floor area119.6 m²

EPC breakdown

B
1%
C
12%
D
10%
E
7%

Based on 30 properties · Confidence: high

Street mix

Semi 6%Terraced 28%Flat 66%

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 yield853 kWh/kWp/yr
Rebuild cost estimate£299,000
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 EAnnual charge £1,033
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+4.9%

Total change

+297%

Market Activity

Price Velocity & Acceleration

Current Velocity

+143.5%

per year

Acceleration

+178.15

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £600k–£700k · 53 sales

Property Type Mix

Total: 53 sales

Semi-detached5.7%
Terraced28.3%
Flat/maisonette66%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£353k£175k-50.5%2.2
Post-dot-com plateau2001–2004£256k£380k+48.3%3.7
Pre-crash peak2005–2007£289k£313k+8.1%1
GFC & correction2008–2012£670k£495k-26.1%1.6
Help-to-Buy recovery2013–2014£510k£1.03m+101.2%2.5
Brexit uncertainty2017–2019£724k£1.53m+111.7%2
Pandemic surge2020–2021£850k£759k-10.7%2.5
Rate-rise correction2022–2023£806k£880k+9.2%1.5
Current market2024–2025£575k£1.40m+143.5%1.5

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
8%
District
8%
Terraced+0% α
Local
12.2%
District
12.2%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

8out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing7
Trend Position10

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
3.9 min walk
Balham

Nearby stations

Clapham South Underground StationNorthern
4 min walk
Balham Underground StationNorthern
10 min walk
BalhamNational Rail
10 min walk
Clapham Common Underground StationNorthern
19 min walk
Tooting Bec Underground StationNorthern
22 min walk
No bus stops within 400m

57

Walkability score

136

Footpaths (500m)

2

Santander docks (800m)

0.2 km

Nearest cycle dock

Central London commute times

London Bridge41 min ↑
Victoria ★36 min
Waterloo36 min ↓
Canary Wharf51 min ↑
City43 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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park231m
Santander docks (800m)2
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Tesco Car Park· no
442m

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: 4.4 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Barn Elms Wetland Centre SSSI — 6.4 km

Energy

Solar: 853 kWh/kWp/yr

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 yield852.8 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

TRINITY HOSPICE

30 CLAPHAM COMMON, NORTH SIDE, SW4 0RN

16 min walk

0

GPs within 1km

14

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSpringfield University Hospital · 2.0 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 5.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

54

Parks (1km)

30

Restaurants (800m)

12

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

14

Sports (1km)

1

Convenience

Nearest supermarketCo-op Food · 291 m
10 tennis courts4 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

304m

Post office

Nearby shops

Majestic217 m
Costcutter305 m
Sainsbury's Local318 m
M & J Town328 m

Nearby cafes

Lockdown Bakehouse257 m
The Georgian295 m
SHED Clapham South333 m
Costa340 m

Nearby restaurants

The Avalon211 m
Burger King249 m
No 3 at Nightingale Place274 m
Moxie's Fish Bar279 m

Nearby pubs

The Grove259 m
The Devonshire443 m
The Perky Nel463 m
The Nightingale478 m

Nearby gyms

SpinWorks280 m
Semokwan Hapkido Academy419 m
PlayFit Sports Club639 m
Grappler's Den855 m

Nearby pharmacies

Superdrug722 m
Pharmalite Pharmacy845 m
Dexpharm1.0 km

Nearby health

Clapham South Dental335 m
Dental Clinique364 m
Ten Dental Health644 m
Balham Dental Care755 m
Food hygiene (5-star)68% of 164

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

E

High street health

Investment

Investment grade, yield and market outlook

45

Investment score

Moderate

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

Low gross yield (2.9%) 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
2.9% (low)London avg: 3.8%Below average yield — bottom 66%
Gentrification score27/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition195
Sales last 12 months2

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

17/100

Velocity score

Future outlook

78.1

Price growth score

B
Low

Development pressure

Low

New supply risk

High investment qualityLow-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score33/100
Bakerloo Extension route6,138m
Crossrail 2 route1,873m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 29,207 nationally

1,782

Est. population

14,569/km²

77%

Employed

74%

Degree educated

£55,800

Median income

1.2%

Claimant rate

Urban coreHigh densityYoung professionals

43

Community stability

Age profile

17%
38%
21%
13%
Under 1817%
18–3438%
35–4921%
50–6413%
65+11%

Tenure

27%
31%
33%
Own outright27%
Own (mortgage)31%
Private rent33%
Social rent6%
Shared ownership3%

Ethnicity

60%
21%
White British60%
White Other21%
Asian8%
Black5%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional68%
Routine / semi-routine7%
No car household43%
Unemployed1%
No qualifications6%

Housing tenure (Census 2021)

Private rent33%
Social rent6%

vs. London

Income vs London+32.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
21
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
38
Planning apps (3 years)
33
Local approval rate
97%
Borough approval rate
92%
Opportunity area
No
CIL rate (residential)
£300/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
2
Under construction
2
Completed (3yr)
85
Largest scheme
104 homes · Former South London Hospital For Women, Former South London Hospital For Women, Clapham Common South Side, SW4 9DF
Pipeline pressure
LOW

Named schemes (500m)

3-5, 3-5, Nightingale Lane, SW4 9AF102 homes
completed
Section House 3-5, Section House 3-5, Nightingale Lane, SW4 9AH94 homes
completed
4-6, 4-6, Balham Hill, SW12 9EA62 homes
completed
40 & 53, 40 & 53, Balham Hill, Oldridge Road, SW12 9EL52 homes
completed
BLUEPRINT APARTMENTS, 16, BLUEPRINT APARTMENTS, 16, BALHAM GROVE, SW12 8AZ50 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
13.8%
Election year
2026
MP
Marsha De Cordova (Labour)
MP majority
12,039
Constituency
Battersea

Councillors

Lynsey Eve HedgesConservative
Jo RigbyLabour
Jonathan Neil Dessain IliffConservative

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Key facts for SW12 8AE

Full postcodeSW12 8AE
Postcode districtSW12
BoroughLondon Borough of Wandsworth
WardBalham
Latitude51.450674
Longitude-0.151059
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