Balham · Wandsworth · Battersea constituency · 51.45133, -0.14869

SW12 8EE— Balham, Wandsworth

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

The practical family move

 

Top 10% LondonSchools 100%Safety 70/100Transport 58/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
73
Safety
70
Schools
95
Transport
58
Environment
62
Investment
47

The bottom line

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

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Location

SW12 8EE

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

Deep-dive guides for SW12 8EE

🛡️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🍕 Buzzing

“The practical family move”

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How SW12 8EE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Alderbrook Primary School

Good · Inspected Jan 2024 · 4 min walk

KS2: 106.9

★★★

Secondary

La Retraite Roman Catholic Girls' School

Outstanding · Inspected Dec 2023 · 7 min walk

P8: +0.26A8: 52.1

100% of local schools rated Good or Outstanding · based on 22 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Balham Nursery School

Not inspected · 9 min walk

4 primaries · 3 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)

12

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Clapham Fire Station · 1.6km

Crime is +100% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£8,318/m²
Price per ft²£773/ft²
Avg floor area79.3 m²

EPC breakdown

C
17%
D
5%
E
1%
F
1%

Based on 24 properties · Confidence: medium

Street mix

Semi 7%Terraced 39%Flat 54%

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£198,250
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (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

1995–2025 · CAGR

+6.4%

Total change

+542%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.7%

per year

Acceleration

+22.13

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £200k–£250k · 56 sales

Property Type Mix

Total: 56 sales

Semi-detached7.1%
Terraced39.3%
Flat/maisonette53.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£104k£284k+172.3%3.7
Post-dot-com plateau2001–2004£330k£284k-13.9%1.7
Pre-crash peak2005–2007£332k£300k-9.5%2.3
GFC & correction2009–2012£320k£550k+71.9%2
Help-to-Buy recovery2013–2016£564k£895k+58.8%1.2
Brexit uncertainty2017–2019£460k£830k+80.4%1
Pandemic surge2020–2021£460k£551k+19.8%1.5
Rate-rise correction2022–2023£915k£688k-24.9%1.5
Current market2025–2025£669k£669k+0%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
8%
District
8%
Terraced+0% α
Local
16.9%
District
16.9%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

57out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume53
Seasonal Timing0
Trend Position100

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
2 min walk
Balham

Nearby stations

Clapham South Underground StationNorthern
2 min walk
BalhamNational Rail
12 min walk
Balham Underground StationNorthern
12 min walk
Clapham Common Underground StationNorthern
17 min walk
Tooting Bec Underground StationNorthern
24 min walk
No bus stops within 400m

60

Walkability score

168

Footpaths (500m)

2

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge37 min ↑
Victoria ★31 min
Waterloo33 min ↓
Canary Wharf47 min ↑
City38 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

10

Car parks (800m)

0

EV chargers (800m)

Nearest car park119m
Santander docks (800m)2
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Tesco Car Park· no
264m

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: 4.3 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 61%
Below average green space

Nearest SSSI: Barn Elms Wetland Centre SSSI — 6.5 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

1

GPs within 1km

12

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSpringfield University Hospital · 2.2 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

54

Parks (1km)

20

Restaurants (800m)

9

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

14

Sports (1km)

4

Convenience

Nearest supermarketCo-op Food · 299 m
8 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)

144m

Post office

Nearby shops

Majestic39 m
Costcutter146 m
Sainsbury's Local148 m
M & J Town172 m

Nearby cafes

Lockdown Bakehouse83 m
The Georgian122 m
Costa174 m
SHED Clapham South177 m

Nearby restaurants

The Avalon87 m
The Urban Greek99 m
Morleys103 m
Moxie's Fish Bar115 m

Nearby pubs

The Perky Nel303 m
The Grove371 m
The Devonshire493 m
Balham House573 m

Nearby gyms

SpinWorks276 m
PlayFit Sports Club553 m
Semokwan Hapkido Academy558 m
Grappler's Den813 m

Nearby pharmacies

Superdrug830 m
Pharmalite Pharmacy844 m
Dexpharm1.1 km

Nearby health

Clapham South Dental169 m
Dental Clinique414 m
Ten Dental Health746 m
Balham Dental Care874 m
Food hygiene (5-star)68% of 126

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

47

Investment score

Moderate

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

Avg monthly rent
£1,900London avg: £1,950/mo
Gross yield
3.4% (average)London avg: 3.8%Below average yield — bottom 52%
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

68.9

Price growth score

B
Low

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score33/100
Bakerloo Extension route5,985m
Crossrail 2 route1,984m

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)
19
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
22
Planning apps (3 years)
26
Local approval rate
96%
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)
72
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)

Former South London Hospital For Women, Former South London Hospital For Women, Clapham Common South Side, SW4 9DF104 homes
completed
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

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 8EE

Full postcodeSW12 8EE
Postcode districtSW12
BoroughLondon Borough of Wandsworth
WardBalham
Latitude51.451329
Longitude-0.148686
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