Balham · Wandsworth · Battersea constituency · 51.45178, -0.15245

SW12 8DB— Balham, Wandsworth

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 70/100Transport 53/100~1% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
69
Safety
70
Schools
90
Transport
53
Environment
62
Investment
36

The bottom line

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

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Location

SW12 8DB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+32.9% vs London avg
vs London crime+100.0% vs London avg

Deep-dive guides for SW12 8DB

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How SW12 8DB 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 · 5 min walk

KS2: 106.9

—

Secondary

Chestnut Grove Academy

Not yet inspected · 10 min walk

P8: +0.43A8: 57.3

100% of local schools rated Good or Outstanding · based on 26 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Balham Nursery School

Not inspected · 8 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

130.2 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+101% vs borough

Crime by type

Other39%
Violence & sexual offences19%
Anti-social behaviour11%
Vehicle crime8%
Burglary8%
Theft7%
Robbery6%
Drug offences2%

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: Tooting Fire Station · 1.7km

Crime is +100% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£7,918/m²
Price per ft²£736/ft²
Avg floor area297.2 m²

EPC breakdown

B
2%
C
3%

Based on 5 properties · Confidence: low

Street mix

Semi 25%Terraced 50%Detached 25%

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£743,000
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
WallsCavity wall, as built, insulated (assumed)
RoofPitched, insulated (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £845
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2010–2025 · CAGR

+1.5%

Total change

+24%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.1%

per year

Acceleration

+0.80

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £700k+ · 12 sales

Property Type Mix

Total: 12 sales

Detached25%
Semi-detached25%
Terraced50%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2010–2012£1.93m£1.59m-17.5%3
Pandemic surge2020–2020£2.27m£2.27m+0%1
Rate-rise correction2023–2023£2.33m£2.33m+0%1
Current market2025–2025£2.40m£2.40m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Clapham South Underground StationNorthern line
4.2 min walk
Balham

Nearby stations

Clapham South Underground StationNorthern
4 min walk
Balham Underground StationNorthern
12 min walk
BalhamNational Rail
12 min walk
Clapham Common Underground StationNorthern
19 min walk
Clapham Junction Rail StationWindrush · Mildmay
23 min walk
No bus stops within 400m

42

Walkability score

65

Footpaths (500m)

2

Santander docks (800m)

0.3 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

8

Car parks (800m)

0

EV chargers (800m)

Nearest car park275m
Santander docks (800m)2
Nearest cycle dock0.3 km

Nearby car parks

🅿️
Tesco Car Park· no
489m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 4.3 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Barn Elms Wetland Centre SSSI — 6.3 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

15 min walk

0

GPs within 1km

10

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSpringfield University Hospital · 2.1 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 5.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

51

Parks (1km)

23

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

13

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Grove (394 m)

Nearest supermarketCo-op Food · 447 m
10 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

332m

Post office

Nearby shops

Majestic304 m
Costcutter333 m
M & J Town347 m
Sainsbury's Local360 m

Nearby cafes

The Georgian345 m
Lockdown Bakehouse348 m
SHED Clapham South351 m
Costa371 m

Nearby restaurants

No 3 at Nightingale Place277 m
Moxie's Fish Bar318 m
Doner Inn327 m
The Avalon332 m

Nearby pubs

The Grove394 m
The Nightingale424 m
The Perky Nel469 m
The Devonshire593 m

Nearby gyms

Semokwan Hapkido Academy292 m
SpinWorks436 m
PlayFit Sports Club786 m
Balham Leisure Centre1.2 km

Nearby pharmacies

Superdrug838 m
Pharmalite Pharmacy1.0 km
Dexpharm1.2 km

Nearby health

Clapham South Dental367 m
Dental Clinique515 m
Ten Dental Health766 m
Balham Dental Care862 m
Food hygiene (5-star)69% of 136

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

36

Investment score

Weak

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

Low gross yield (0.9%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,900London avg: £1,950/mo
Gross yield
0.9% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score22/100
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

62.8

Price growth score

C
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score29/100
Bakerloo Extension route6,096m
Crossrail 2 route1,730m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,491 nationally

1,812

Est. population

15,140/km²

76%

Employed

72%

Degree educated

£55,800

Median income

2.7%

Claimant rate

Inner cityVery high densityYoung professionals

29

Community stability

Age profile

49%
21%
Under 1812%
18–3449%
35–4921%
50–6411%
65+8%

Tenure

15%
18%
51%
15%
Own outright15%
Own (mortgage)18%
Private rent52%
Social rent15%
Shared ownership1%

Ethnicity

51%
22%
White British51%
White Other22%
Asian11%
Black7%
Mixed7%
Other3%

Employment & lifestyle

Managerial / professional63%
Routine / semi-routine9%
No car household59%
Unemployed4%
No qualifications6%

Housing tenure (Census 2021)

Private rent52%
Social rent15%

vs. London

Income vs London+32.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
24
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
37
Planning apps (3 years)
32
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)
77
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
WALSINGHAM SCHOOL SITE, WALSINGHAM SCHOOL SITE, CLAPHAM COMMON WEST SIDE, SW450 homes
completed
Nightingale Mews, 49, Nightingale Mews, 49, Temperley Road, SW12 8QE48 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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Compare Wandsworth with nearby boroughs:

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Key facts for SW12 8DB

Full postcodeSW12 8DB
Postcode districtSW12
BoroughLondon Borough of Wandsworth
WardBalham
Latitude51.451776
Longitude-0.152453
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