Balham · Wandsworth · Battersea constituency · 51.44533, -0.15646

SW12 8DF— Balham, Wandsworth

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

The overachiever's postcode

 

Top 5% LondonSchools 100%Safety 85/100Transport 56/100Low yield 1.26%

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
75
Safety
85
Schools
90
Transport
56
Environment
53
Investment
38

The bottom line

SW12 8DF offers exceptional schools (100% Good/Outstanding) and low crime at £1,802,500 median — a strong choice for Families and Owner-occupiers.

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Location

SW12 8DF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+246.6% vs London avg
vs London income+32.9% vs London avg
vs London crime-39.0% vs London avg

Deep-dive guides for SW12 8DF

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

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“The overachiever's postcode”

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How SW12 8DF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Holy Ghost Catholic Primary School

Good · Inspected Jun 2024 · 3 min walk

KS2: 111.4

—

Secondary

Chestnut Grove Academy

Not yet inspected · 1 min walk

P8: +0.43A8: 57.3

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Balham Nursery School

Not inspected · 2 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

39.7 incidents per 1,000 residents

Better than 71% of London
→ Stable

-39% vs borough

Crime by type

Other30%
Vehicle crime30%
Violence & sexual offences20%
Anti-social behaviour18%
Burglary3%
Drug offences0%
Theft0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Tooting Fire Station · 944m

Crime is 39% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£1,802,500

Median sale price

Top 10% — 247% above London median

£1,802,500 is 247% above the London median (£520,000)

-48.2%

This year

Terraced

Dominant type

Price history

5-year change
+34.8%
Sales (24 months)5
New build0.0%
Avg terraced£1,850,000
Avg flat£910,625
Price per m²£14,872/m²
Price per ft²£1,382/ft²
Avg floor area135.4 m²

EPC breakdown

C
5%
D
20%
E
10%

Based on 35 properties · Confidence: high

Street mix

Terraced 62%Flat 38%

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

Stamp duty

Standard buyer£127,550
First-time buyerFTB
£127,550
Additional propertyBTL/2nd
£181,625

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

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

Bank of England (monthly average)

Affordability

32.3×

Price-to-income

£9,017/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£338,500
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingPartial double glazing
Council tax band Band EAnnual charge £1,033
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+10.4%

Total change

+1864%

Market Activity

Price Velocity & Acceleration

Current Velocity

+52.2%

per year

Acceleration

+57.14

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £300k–£350k · 97 sales

Property Type Mix

Total: 97 sales

Terraced61.9%
Flat/maisonette38.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£93k£200k+115.1%5
Post-dot-com plateau2001–2004£460k£608k+32.1%3.5
Pre-crash peak2005–2007£595k£893k+50%3
GFC & correction2008–2012£935k£850k-9.1%2.6
Help-to-Buy recovery2013–2016£1.25m£1.35m+8.2%2.2
Brexit uncertainty2018–2019£1.36m£1.66m+21.7%3
Pandemic surge2020–2021£752k£1.34m+77.9%3
Rate-rise correction2022–2023£908k£1.26m+39.1%2.5
Current market2024–2025£1.20m£1.83m+52.2%2.5

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
8.7%
District
8.7%
Terraced+0% α
Local
9.1%
District
9.1%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Balham Underground StationNorthern line
4 min walk
Balham→ Victoria· 13 tph
12 min

Nearby stations

Balham Underground StationNorthern
4 min walk
BalhamNational Rail
5 min walk
Clapham South Underground StationNorthern
13 min walk
Tooting Bec Underground StationNorthern
14 min walk
Tooting Broadway Underground StationNorthern
27 min walk
No bus stops within 400m

42

Walkability score

69

Footpaths (500m)

1

Santander docks (800m)

0.8 km

Nearest cycle dock

Central London commute times

London Bridge39 min ↑
Victoria ★31 min
Waterloo34 min ↓
Canary Wharf49 min ↑
City41 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)

1

EV chargers (800m)

Nearest car park328m
Santander docks (800m)1
Nearest cycle dock0.8 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: 29.0 µg/m³ · PM2.5: 14.0 µg/m³
Better than 77% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.1 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 67%
Below average green space

Nearest SSSI: Wimbledon Common SSSI — 5.7 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

25 min walk

0

GPs within 1km

10

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSpringfield University Hospital · 1.4 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 6.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

17

Parks (1km)

30

Restaurants (800m)

12

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

8

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 670 m
2 tennis courts1 swimming pools3 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)

0

Cinemas (2km)

358m

Post office

Nearby shops

We Brought Beer411 m
Londis512 m
Costcutter621 m
Milan's642 m

Nearby cafes

Chicken Shop & Dirtyburger289 m
Brother Marcus294 m
Costa298 m
Caffè Nero341 m

Nearby restaurants

Chinese Take Away298 m
1910 Cantina300 m
Pret A Manger300 m
Paula's Bakery307 m

Nearby pubs

Regent234 m
Balham Bowls Club286 m
The Cyclist309 m
Hagen & Hyde341 m

Nearby gyms

Balham Leisure Centre531 m
SpinWorks692 m
Semokwan Hapkido Academy756 m
Abi's Fitness Studio768 m

Nearby pharmacies

Superdrug305 m
Day Lewis Pharmacy574 m
Dexpharm660 m
Bellevue Pharmacy677 m

Nearby health

Balham Dental Care255 m
Ten Dental Health330 m
Dental Clinique566 m
Smart Medical Clinics685 m
Food hygiene (5-star)69% of 175

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

38

Investment score

Weak

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

Low gross yield (1.3%) 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
1.3% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score37/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition195
Sales last 12 months1

Rental market

High

Demand

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

80.1

Price growth score

A
Low

New supply risk

Strong gentrification momentumLow-deprivation areaExcellent transport accessConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score33/100
Bakerloo Extension route6,841m
Crossrail 2 route1,818m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 29,017 nationally

1,537

Est. population

25,359/km²

70%

Employed

71%

Degree educated

£55,800

Median income

1.5%

Claimant rate

Inner cityVery high densityYoung professionals

47

Community stability

Age profile

20%
31%
22%
17%
Under 1820%
18–3431%
35–4922%
50–6417%
65+11%

Tenure

23%
37%
26%
14%
Own outright23%
Own (mortgage)37%
Private rent26%
Social rent14%
Shared ownership0%

Ethnicity

58%
15%
15%
White British58%
White Other15%
Asian15%
Black6%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional63%
Routine / semi-routine8%
No car household38%
Unemployed3%
No qualifications8%

Housing tenure (Census 2021)

Private rent26%
Social rent14%

vs. London

Income vs London+32.9%
Price vs London+246.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
12
Planning apps (12 months)
35
Planning apps (3 years)
31
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
0
Under construction
0
Completed (3yr)
43
Largest scheme
91 homes · 18-22, 18-22, Boundaries Road, SW12 8HU
Pipeline pressure
NONE

Named schemes (500m)

18-22, 18-22, Boundaries Road, SW12 8HU91 homes
completed
Irene House, 218, Irene House, 218, Balham High Road, SW12 9BS77 homes
completed
LAND TO REAR &, 18-20, LAND TO REAR &, 18-20, BALHAM HILL, SW1240 homes
completed
26 homes
completed
LAND AT REAR OF, LAND AT REAR OF, CAISTOR ROAD, SW1222 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
19,487
Constituency
Tooting

Councillors

Lynsey Eve HedgesConservative
Jo RigbyLabour
Jonathan Neil Dessain IliffConservative

Stamp Duty & Affordability Calculator

Stamp duty on median price (£1,802,500)

£127,550

Standard buyer

£127,550

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for SW12 8DF

Full postcodeSW12 8DF
Postcode districtSW12
BoroughLondon Borough of Wandsworth
WardBalham
Latitude51.445328
Longitude-0.156455
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