Balham · Wandsworth · Battersea constituency · 51.44853, -0.14893

SW12 8PP

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

The practical family move

 

Top 5% LondonSchools 100%Safety 96/100Transport 70/100Yield 4.19%Only 2 sales — thin data

Best for: Families, Commuters, Young professionals, Owner-occupiers

Compare areas

Exceptional for families — top safety and school scores

Liveability
86
Safety
96
Schools
95
Transport
70
Environment
56
Investment
55
SW12 8PP

Key facts for SW12 8PP

Full postcodeSW12 8PP
Postcode districtSW12
BoroughLondon Borough of Wandsworth
WardBalham
Latitude51.448528
Longitude-0.148929
Parliamentary constituencyBattersea
CountryEngland
RegionGreater London

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
ExcellentNeutralRisk: Low

London Benchmarks

vs London avg price+4.8% vs London avg
vs London income+32.9% vs London avg
vs London crime-99.2% vs London avg

Deep-dive guides for SW12 8PP

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

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How SW12 8PP 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 · 1 min walk

KS2: 106.9

★★★

Secondary

La Retraite Roman Catholic Girls' School

Outstanding · 5 min walk

P8: +0.26A8: 52.1

100% of local schools rated Good or Outstanding

Top 10% — exceptional provision

Childcare

Childcare

Balham Nursery School

Not inspected · 6 min walk

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

Safety

5 Jun

Crime rates and local incidents

LOW CRIME

0.6 incidents per 1,000 residents

Top 5% — safest in London
↓ Falling 66.7%

-95% vs borough

Crime by type

Burglary1
Anti-social behaviour0
Drug offences0
Other0
Theft0
Robbery0
Vehicle crime0
Violence & sexual offences0

Road safety

100

Road safety score

0

Accidents (5yr)

Crime is 99% below London average

Property

1 May

Prices, sales volume and market trends

⚠️

Low transaction volume — only 2 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£544,750

Median sale price

Above London median by 5%

£544,750 is 5% above the London median (£520,000)

Flat

Dominant type

Price history

Sales (24 months)2
New build0.0%

Street mix

Flat 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

Stamp duty

Standard buyer£14,738
First-time buyerFTB
£5,988
Additional propertyBTL/2nd
£31,080

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

9.8×

Price-to-income

£2,725/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield853 kWh/kWp/yr

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

Council tax band Band EAnnual charge £1,033
Price growth potentialHigh

Transport

1 May

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 81% of London
🚇
Clapham South Underground StationNorthern line
5.6 min walk
🚂
Balham

Nearby stations

🚇
Clapham South Underground StationNorthern
6 min walk
🚂
BalhamNational Rail
8 min walk
🚇
Balham Underground StationNorthern
8 min walk
🚇
Tooting Bec Underground StationNorthern
20 min walk
🚇
Clapham Common Underground StationNorthern
21 min walk
🚌No bus stops within 400m

67

Walkability score

135

Footpaths (500m)

1

Santander docks (800m)

0.3 km

Nearest cycle dock

Central London commute times

42 min

London Bridge

41 min

Victoria

38 min

Waterloo ★

49 min

Canary Wharf

40 min

City

Source: TfL Journey Planner (sector-level)

Parking & EV

Car parks, spaces and charging points

8

Car parks (800m)

0

EV chargers (800m)

Nearest car park162m
Santander docks (800m)1
Nearest cycle dock0.3 km

Nearby car parks

🅿️
Tesco Car Park· no
519m

Location

Environment

22 Apr

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 25.0 µg/m³ · PM2.5: 10.0 µg/m³
Better than 83% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.6 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 70%
Less green space than 94% of London

Nearest SSSI: Barn Elms Wetland Centre SSSI — 6.7 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

19 min walk

0

GPs within 1km

14

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSpringfield University Hospital · 2.0 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 5.9 km
A&E 4hr targetNHS target: 95%63.7%

Amenities

Shops, restaurants, parks and more

54

Parks (1km)

43

Restaurants (800m)

15

Cafes (800m)

4

Pubs (400m)

3

Pharmacies (800m)

7

Gyms (1km)

15

Sports (1km)

2

Convenience

Nearest supermarketCo-op Food · 38 m
8 tennis courts1 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

D

0

Libraries (1km)

1

Cinemas (2km)

259m

Post office

Nearby shops

Londis178 m
Majestic321 m
Sainsbury's Local441 m
Costcutter451 m

Nearby cafes

Lockdown Bakehouse325 m
The Georgian415 m
M1LK471 m
Costa471 m

Nearby restaurants

Himalaya Indian Takeaway94 m
Domino’s Pizza199 m
Libano215 m
The Avalon246 m

Nearby pubs

The Grove149 m
The Devonshire181 m
Balham House266 m
Bob's Courtyard Bar276 m

Nearby gyms

SpinWorks60 m
PlayFit Sports Club412 m
Grappler's Den582 m
Semokwan Hapkido Academy668 m

Nearby pharmacies

Superdrug535 m
Pharmalite Pharmacy564 m
Dexpharm775 m
Day Lewis Pharmacy1.0 km

Nearby health

Dental Clinique102 m
Ten Dental Health449 m
Clapham South Dental465 m
Balham Dental Care587 m
Food hygiene (5-star)68% of 199

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

Loading investment grade…

55

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
Gross yield
4.19% (average)London avg: 3.8%Above average yield
Gentrification score29/100
Sales last 12 months2

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

17/100

Velocity score

Future outlook

73.2

Price growth score

B
Low

Development pressure

Low

New supply risk

Low-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score24/100
Bakerloo Extension route6,254m
Crossrail 2 route2,115m

Demographics

22 Apr

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 29,207 nationally

1,782

Est. population

14,569/km²

77%

Employed

74%

Degree educated

£55,800

Median income

1.6%

Claimant rate

Urban coreHigh densityYoung professionals

43

Community stability

Age profile

Under 1817%
18–3438%
35–4921%
50–6413%
65+11%

Tenure

Own outright27%
Own (mortgage)31%
Private rent33%
Social rent6%
Shared ownership3%

Ethnicity

White British60%
White Other21%
Asian8%
Black5%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional68%
Routine / semi-routine7%
No car household43%
Unemployed1%
No qualifications6%

Housing tenure (Census 2021)

Private rent 33%Social rent 6%

vs. London

Income vs London+32.9%
Price vs London+4.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
17
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
40
Planning apps (3 years)
28
Local approval rate
98%
Borough approval rate
91%
Opportunity area
No
CIL rate (residential)
£300/m²

Housing pipeline (800m)

Homes approved
2
Under construction
2
Completed (3yr)
90
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
36a & 51-51a, 10, Balham New Road, London, SW12 9PG52 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£544,750)

£14,738

Standard buyer

£5,988

First-time buyer

Save £8,750

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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Compare Wandsworth with nearby boroughs:

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Data freshness

When each data source was last updated

92%

Confidence score

11/12

Pillars populated

High reliability
gp1 May
cqc8 May
imd24 Apr
lha18 Apr
tfl1 May
prow21 Apr
ptal17 Apr
seed17 Apr
crime5 Jun
flood22 Apr
noise24 Apr
radon18 Apr
census25 Apr
mobile18 Apr
nhs ae5 Jun
sports18 Apr
parking4 May
schools1 May
streets18 Apr
planning1 Jun
property1 May
amenities4 May
buildings18 Apr
bus stops4 May
elections9 May
ethnicity21 Apr
green belt18 Apr
parliament19 Apr
tfl cycles2 May
air quality19 May
bgs geology18 Apr
councillors9 May
dfe schools18 Apr
fsa hygiene1 May
green space22 Apr
demographics22 Apr
voa property24 Apr
bgs landslide18 Apr
bus frequency24 Apr
national rail1 May
rental market2 Jun
claimant count18 Apr
street profile6 Jun
housing pipeline18 Apr
population density18 Apr
surface water flood18 Apr

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