Trinity · Wandsworth · Tooting constituency · 51.44308, -0.16122

SW12 8ED— Trinity, Wandsworth

Location and area intelligence for SW12 8ED, Trinity, Wandsworth

The practical family move

 

Top 5% LondonSchools 100%Safety 80/100Transport 57/100~1% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
78
Safety
80
Schools
90
Transport
57
Environment
56
Investment
37

The bottom line

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

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Location

SW12 8ED

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+37.1% vs London avg
vs London crime+2.0% vs London avg

Deep-dive guides for SW12 8ED

🛡️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 8ED has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Trinity St Mary's CofE Primary School

Good · Inspected Feb 2024 · 5 min walk

KS2: 107.9

—

Secondary

Chestnut Grove Academy

Not yet inspected · 5 min walk

P8: +0.43A8: 57.3

100% of local schools rated Good or Outstanding · based on 23 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Balham Nursery School

Not inspected · 7 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

66.0 incidents per 1,000 residents

Higher crime than 51% of London
→ Stable

+2% vs borough

Crime by type

Other31%
Anti-social behaviour23%
Vehicle crime19%
Violence & sexual offences16%
Burglary6%
Theft2%
Robbery2%
Drug offences1%

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 · 596m

Crime is +2% 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£16,219/m²
Price per ft²£1,507/ft²
Avg floor area170.5 m²

EPC breakdown

C
3%
D
12%
E
7%
F
1%

Based on 23 properties · Confidence: medium

Street mix

Semi 47%Terraced 38%Flat 15%

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£426,250
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
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

+9%

Total change

+1224%

Market Activity

Price Velocity & Acceleration

Current Velocity

+334.4%

per year

Acceleration

+356.28

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £450k–£500k · 66 sales

Property Type Mix

Total: 66 sales

Semi-detached47%
Terraced37.9%
Flat/maisonette15.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£205k£525k+156.1%3.5
Post-dot-com plateau2001–2004£675k£636k-5.8%2.8
Pre-crash peak2005–2006£839k£908k+8.2%3
GFC & correction2008–2012£980k£1.25m+27.6%2.2
Help-to-Buy recovery2013–2014£1.70m£1.67m-1.8%2.5
Brexit uncertainty2017–2019£1.70m£1.90m+12.1%1
Pandemic surge2021–2021£1.88m£1.88m+0%4
Rate-rise correction2022–2023£800k£625k-21.9%2
Current market2025–2025£2.71m£2.71m+0%1

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
7.1%
District
7.1%
Semi-detached+0% α
Local
11.2%
District
11.2%
Terraced+0% α
Local
7.7%
District
7.7%

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

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
Tooting Bec StationNorthern line
9.8 min walk
Wandsworth Common→ Victoria· 8 tph
12 min

Nearby stations

Wandsworth CommonNational Rail
5 min walk
Balham Underground StationNorthern
7 min walk
Tooting Bec Underground StationNorthern
10 min walk
Clapham South Underground StationNorthern
18 min walk
Tooting Broadway Underground StationNorthern
22 min walk
No bus stops within 400m

35

Walkability score

62

Footpaths (500m)

0

Santander docks (800m)

1.1 km

Nearest cycle dock

Central London commute times

London Bridge48 min ↑
Victoria ★28 min
Waterloo40 min ↑
Canary Wharf58 min ↑
City49 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

5

Car parks (800m)

1

EV chargers (800m)

Nearest car park328m
Santander docks (800m)0
Nearest cycle dock1.1 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: 5.5 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Wimbledon Common SSSI — 5.3 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

29 min walk

0

GPs within 1km

6

Dentists within 1km

3

Care homes (1km)

Nearest hospitalSpringfield University Hospital · 950 m
Nearest A&EEPSOM AND ST HELIER UNIVERSITY HOSPITALS NHS TRUST · 7.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%67.6%

Amenities

Shops, restaurants, parks and more

22

Parks (1km)

22

Restaurants (800m)

12

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Althorp (436 m)

Nearest supermarketTolian's · 843 m
2 tennis courts1 swimming pools

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)

0

Cinemas (2km)

688m

Post office

Nearby shops

Rasons Local438 m
Bella's Fruit & Veg441 m
Tesco Express605 m
Nilkanrai670 m

Nearby cafes

Flotsam & Jetsam432 m
Prestige437 m
Caffè Nero446 m
Dilectio Coffee457 m

Nearby restaurants

PizzaExpress381 m
Da Valter Restaurant409 m
Indian Ocean422 m
Nuki's Thai Restaurant425 m

Nearby pubs

The Althorp436 m
The Hope450 m
Regent529 m
Ega Alter530 m

Nearby gyms

Abi's Fitness Studio382 m
Balham Leisure Centre653 m
Heathfield Bowls Club710 m
Revive712 m

Nearby pharmacies

Bellevue Pharmacy437 m
Day Lewis Pharmacy495 m
Superdrug625 m
Nettles Pharmacy869 m

Nearby health

Smart Medical Clinics436 m
Balham Dental Care554 m
Ten Dental Health688 m
Tooting Bec Family Practice982 m
Food hygiene (5-star)67% of 76

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

37

Investment score

Weak

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

Low gross yield (0.8%) 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
0.8% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score26/100
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

67.5

Price growth score

B
Low

New supply risk

Low-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score29/100
Bakerloo Extension route7,236m
Crossrail 2 route1,642m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 28,939 nationally

1,743

Est. population

8,900/km²

74%

Employed

78%

Degree educated

£57,600

Median income

1.3%

Claimant rate

Inner cityHigh densityYoung professionals

41

Community stability

Age profile

18%
33%
20%
21%
Under 1818%
18–3433%
35–4920%
50–6421%
65+8%

Tenure

23%
33%
37%
Own outright23%
Own (mortgage)33%
Private rent37%
Social rent5%
Shared ownership3%

Ethnicity

67%
19%
White British67%
White Other19%
Asian4%
Black3%
Mixed5%
Other2%

Employment & lifestyle

Managerial / professional66%
Routine / semi-routine6%
No car household33%
Unemployed2%
No qualifications4%

Housing tenure (Census 2021)

Private rent37%
Social rent5%

vs. London

Income vs London+37.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
10
Planning apps (12 months)
57
Planning apps (3 years)
46
Local approval rate
98%
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)
21
Largest scheme
219 homes · ST JAMES HOSPITAL SITE, ST JAMES HOSPITAL SITE, ST JAMES DRIVE, SW12
Pipeline pressure
NONE

Named schemes (500m)

ST JAMES HOSPITAL SITE, ST JAMES HOSPITAL SITE, ST JAMES DRIVE, SW12219 homes
completed
18-22, 18-22, Boundaries Road, SW12 8HU91 homes
completed
St James Court, 2, St James Court, 2, Florence Way, SW12 8EW31 homes
completed
CORNER OF, CORNER OF, ST JAMES'S DRIVE, SARSFELD ROAD, SW1730 homes
completed
142 Trinity Road SW17 7HS, 142, Trinity Road, SW17 7HS8 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
21.0%
Election year
2026
MP
Dr Rosena Allin-Khan (Labour)
MP majority
19,487
Constituency
Tooting

Councillors

Lizzy DobresLabour
Kirsten BottingConservative

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Key facts for SW12 8ED

Full postcodeSW12 8ED
Postcode districtSW12
BoroughLondon Borough of Wandsworth
WardTrinity
Latitude51.443083
Longitude-0.161222
Parliamentary constituencyTooting
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