Balham · Wandsworth · Battersea constituency · 51.44631, -0.15049

SW12 8PU— Balham, Wandsworth

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

High-connectivity investment target

 

Schools 100%Safety 57/100Transport 61/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
68
Safety
57
Schools
90
Transport
61
Environment
52
Investment
60

The bottom line

SW12 8PU offers exceptional schools (100% Good/Outstanding) — a strong choice for Most buyers.

Less suited to Families.

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Location

SW12 8PU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+32.9% vs London avg
vs London crime+223.0% vs London avg

Deep-dive guides for SW12 8PU

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

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How SW12 8PU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Alderbrook Primary School

Good · Inspected Jan 2024 · 3 min walk

KS2: 106.9

—

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 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Balham Nursery School

Not inspected · 3 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

209.7 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+224% vs borough

Crime by type

Other41%
Violence & sexual offences17%
Anti-social behaviour13%
Theft9%
Vehicle crime6%
Robbery5%
Burglary5%
Drug offences3%

Road safety

100

Road safety score

0

Accidents (5yr)

6

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Tooting Fire Station · 1.3km

Crime is +223% 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£8,725/m²
Price per ft²£811/ft²
Avg floor area50.6 m²

EPC breakdown

C
15%
D
1%

Based on 16 properties · Confidence: medium

Street mix

Semi 3%Terraced 31%Flat 66%

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£126,500
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £751
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+5.8%

Total change

+411%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.0%

per year

Acceleration

+20.89

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £450k–£500k · 24 sales

Property Type Mix

Total: 24 sales

Terraced33.3%
Flat/maisonette66.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£87k£99k+13.5%2
Post-dot-com plateau2001–2003£98k£193k+97.7%1.5
Pre-crash peak2005–2007£305k£420k+37.7%1
GFC & correction2010–2012£140k£322k+130%1
Help-to-Buy recovery2016–2016£671k£671k+0%2
Brexit uncertainty2017–2019£420k£452k+7.6%1
Pandemic surge2021–2021£225k£225k+0%1
Rate-rise correction2022–2023£563k£445k-20.9%1.5
Current market2024–2024£445k£445k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
7%
District
7%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

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

65

Walkability score

153

Footpaths (500m)

1

Santander docks (800m)

0.5 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

10

Car parks (800m)

0

EV chargers (800m)

Nearest car park147m
Santander docks (800m)1
Nearest cycle dock0.5 km

Nearby car parks

🅿️
Tesco Car Park· no
788m

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: 4.8 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 46%
Less green space than 93% of London

Nearest SSSI: Wimbledon Common SSSI — 6.1 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

22 min walk

0

GPs within 1km

13

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSpringfield University Hospital · 1.8 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 6.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

44

Parks (1km)

45

Restaurants (800m)

17

Cafes (800m)

9

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

17

Sports (1km)

2

Convenience

Nearest supermarketCo-op Food · 297 m
10 tennis courts1 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

9

Late-night venues

C
1,353 licensed premises in borough670 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

41m

Post office

Nearby shops

Londis97 m
We Brought Beer231 m
Organic Butcher440 m
Costcutter489 m

Nearby cafes

M1LK207 m
Wicked Vegan217 m
Caffè Nero223 m
Costa278 m

Nearby restaurants

Gazette39 m
Bombay Bicycle Chef47 m
Nando's56 m
Libano71 m

Nearby pubs

Balham House25 m
Bob's Courtyard Bar38 m
The Devonshire122 m
Lost & Found Bar181 m

Nearby gyms

SpinWorks323 m
PlayFit Sports Club537 m
Grappler's Den562 m
Balham Leisure Centre566 m

Nearby pharmacies

Superdrug267 m
Pharmalite Pharmacy456 m
Dexpharm537 m
Day Lewis Pharmacy775 m

Nearby health

Dental Clinique171 m
Ten Dental Health180 m
Balham Dental Care323 m
Clapham South Dental732 m
Food hygiene (5-star)69% of 211

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

60

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
5.1% (good)London avg: 3.8%Strong yield — top 19% of London
Gentrification score27/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition195
Sales last 12 months0

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

74.9

Price growth score

B
Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score24/100
Bakerloo Extension route6,520m
Crossrail 2 route2,134m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,080 nationally

2,017

Est. population

11,076/km²

82%

Employed

76%

Degree educated

£55,800

Median income

3.2%

Claimant rate

Urban coreHigh densityYoung professionals

27

Community stability

Age profile

55%
19%
Under 1812%
18–3455%
35–4919%
50–649%
65+5%

Tenure

23%
55%
Own outright8%
Own (mortgage)23%
Private rent55%
Social rent12%
Shared ownership2%

Ethnicity

52%
19%
White British52%
White Other19%
Asian11%
Black7%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional63%
Routine / semi-routine10%
No car household65%
Unemployed3%
No qualifications7%

Housing tenure (Census 2021)

Private rent55%
Social rent12%

vs. London

Income vs London+32.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
16
Planning apps (12 months)
29
Planning apps (3 years)
34
Local approval rate
100%
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
4
Under construction
4
Completed (3yr)
63
Largest scheme
102 homes · 3-5, 3-5, Nightingale Lane, SW4 9AF
Pipeline pressure
LOW

Named schemes (500m)

36a & 51-51a, 10, Balham New Road, London, SW12 9PG52 homes
completed
40 & 53, 40 & 53, Balham Hill, Oldridge Road, SW12 9EL52 homes
completed
BLUEPRINT APARTMENTS, 16, BLUEPRINT APARTMENTS, 16, BALHAM GROVE, SW12 8AZ50 homes
completed
60, 60, Oldridge Road, SW12 8PW43 homes
completed
LAND TO REAR &, 18-20, LAND TO REAR &, 18-20, BALHAM HILL, SW1240 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 8PU

Full postcodeSW12 8PU
Postcode districtSW12
BoroughLondon Borough of Wandsworth
WardBalham
Latitude51.446313
Longitude-0.150486
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