Balham · Wandsworth · Battersea constituency · 51.44635, -0.15991

SW12 8LS— Balham, Wandsworth

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 84/100Transport 57/100

Best for: Families, Investors, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
71
Safety
84
Schools
90
Transport
57
Environment
55
Investment
68

The bottom line

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

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Location

SW12 8LS

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-24.0% vs London avg

Deep-dive guides for SW12 8LS

🛡️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 8LS 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 · 5 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 · 5 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

49.6 incidents per 1,000 residents

Better than 63% of London
→ Stable

-23% vs borough

Crime by type

Vehicle crime37%
Other23%
Violence & sexual offences19%
Anti-social behaviour9%
Theft5%
Drug offences3%
Burglary3%
Robbery1%

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 · 970m

Crime is 24% below London average

Property

Prices, sales volume and market trends

Avg floor area140.3 m²

EPC breakdown

C
3%
D
13%
E
3%
F
1%
G
1%

Based on 21 properties · Confidence: medium

Street mix

Terraced 100%

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

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£350,750
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 FAnnual charge £1,221
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+7.5%

Total change

+649%

Market Activity

Price Velocity & Acceleration

Current Velocity

-15.3%

per year

Acceleration

-65.50

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £600k–£700k · 56 sales

Property Type Mix

Total: 56 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£192k£465k+142.8%2.6
Post-dot-com plateau2001–2004£430k£505k+17.4%2.2
Pre-crash peak2005–2007£480k£815k+69.8%3
GFC & correction2008–2012£653k£850k+30.1%3
Help-to-Buy recovery2014–2016£1.28m£1.30m+1.6%2
Brexit uncertainty2017–2018£1.50m£1.13m-24.9%1.5
Rate-rise correction2022–2023£1.69m£1.44m-15.3%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
8.4%
District
8.4%

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

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
Balham Underground StationNorthern line
7.1 min walk
Wandsworth Common→ Victoria· 8 tph
12 min

Nearby stations

Wandsworth CommonNational Rail
3 min walk
Balham Underground StationNorthern
7 min walk
Clapham South Underground StationNorthern
14 min walk
Tooting Bec Underground StationNorthern
15 min walk
Clapham Junction Rail StationWindrush · Mildmay
26 min walk
No bus stops within 400m

23

Walkability score

40

Footpaths (500m)

0

Santander docks (800m)

0.9 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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park275m
Santander docks (800m)0
Nearest cycle dock0.9 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 AONB11% green spaceTree canopy: 40%
Above average green space

Nearest SSSI: Wimbledon Common SSSI — 5.5 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

25 min walk

0

GPs within 1km

6

Dentists within 1km

3

Care homes (1km)

Nearest hospitalSpringfield University Hospital · 1.3 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

23

Parks (1km)

5

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Hope (385 m)

Nearest supermarketLondis · 1.0 km
2 tennis courts1 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)

0

Cinemas (2km)

579m

Post office

Nearby shops

Bella's Fruit & Veg432 m
Rasons Local444 m
We Brought Beer675 m
Londis721 m

Nearby cafes

Caffè Nero412 m
Prestige451 m
Flotsam & Jetsam547 m
Chicken Shop & Dirtyburger550 m

Nearby restaurants

Chez Bruce402 m
Pizza de Valter421 m
The Good Earth437 m
Dal Romano447 m

Nearby pubs

The Hope385 m
The Nightingale431 m
Regent497 m
The Althorp500 m

Nearby gyms

Abi's Fitness Studio620 m
Semokwan Hapkido Academy682 m
Balham Leisure Centre771 m
Four Sides878 m

Nearby pharmacies

Bellevue Pharmacy447 m
Superdrug571 m
Day Lewis Pharmacy743 m
Northcote Pharmacy1.1 km

Nearby health

Smart Medical Clinics458 m
Balham Dental Care520 m
Ten Dental Health589 m
Dental Clinique759 m
Food hygiene (5-star)77% of 34

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

68

Investment score

Good

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

Avg monthly rent
£1,900London avg: £1,950/mo
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition195

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+5.0%

Rent growth (1yr)

Market liquidity

Future outlook

58.7

Price growth score

C
Low

New supply risk

Low-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score29/100
Bakerloo Extension route6,889m
Crossrail 2 route1,553m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 30,124 nationally

1,572

Est. population

18,039/km²

74%

Employed

75%

Degree educated

£55,800

Median income

2.1%

Claimant rate

Inner cityVery high densityYoung professionals

50

Community stability

Age profile

22%
29%
22%
17%
Under 1822%
18–3429%
35–4922%
50–6417%
65+10%

Tenure

26%
40%
25%
Own outright26%
Own (mortgage)40%
Private rent25%
Social rent8%
Shared ownership0%

Ethnicity

68%
15%
White British68%
White Other15%
Asian5%
Black5%
Mixed5%
Other2%

Employment & lifestyle

Managerial / professional66%
Routine / semi-routine8%
No car household33%
Unemployed2%
No qualifications7%

Housing tenure (Census 2021)

Private rent25%
Social rent8%

vs. London

Income vs London+32.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
9
Planning apps (12 months)
46
Planning apps (3 years)
36
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
0
Under construction
0
Completed (3yr)
10
Largest scheme
219 homes · ST JAMES HOSPITAL SITE, ST JAMES HOSPITAL SITE, ST JAMES DRIVE, SW12
Pipeline pressure
NONE

Named schemes (500m)

18-22, 18-22, Boundaries Road, SW12 8HU91 homes
completed
Homeless persons Unit 40-42, Homeless persons Unit 40-42, Nightingale Square, SW12 8QL10 homes
completed
1, 1, Bolingbroke Grove, SW11 6ES6 homes
completed
Abbott House, Abbott House, Nightingale Lane, SW12 8NW6 homes
completed
5, 5, Mayford Road, SW12 8RZ5 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

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Key facts for SW12 8LS

Full postcodeSW12 8LS
Postcode districtSW12
BoroughLondon Borough of Wandsworth
WardBalham
Latitude51.446353
Longitude-0.159911
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