Balham · Wandsworth · Battersea constituency · 51.44827, -0.15389

SW12 8RB— Balham, Wandsworth

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

The practical family move

 

Top 5% LondonSchools 100%Safety 82/100Transport 58/100~2% yield · indicativeOnly 4 sales — thin data

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
77
Safety
82
Schools
90
Transport
58
Environment
60
Investment
39

The bottom line

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

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Location

SW12 8RB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+32.9% vs London avg
vs London crime-15.0% vs London avg

Deep-dive guides for SW12 8RB

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How SW12 8RB 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 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Balham Nursery School

Not inspected · 3 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

55.0 incidents per 1,000 residents

Better than 58% of London
→ Stable

-15% vs borough

Crime by type

Other39%
Vehicle crime28%
Anti-social behaviour14%
Violence & sexual offences11%
Drug offences3%
Robbery3%
Theft1%
Burglary1%

Road safety

93

Road safety score

3

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Tooting Fire Station · 1.3km

Crime is 15% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£11,454/m²
Price per ft²£1,064/ft²
Avg floor area125.5 m²

EPC breakdown

C
7%
D
10%
E
1%

Based on 18 properties · Confidence: medium

Street mix

Semi 32%Terraced 60%Flat 8%

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£313,750
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £1,033
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+7.4%

Total change

+688%

Market Activity

Price Velocity & Acceleration

Current Velocity

-24.7%

per year

Acceleration

-55.82

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £600k–£700k · 25 sales

Property Type Mix

Total: 25 sales

Semi-detached32%
Terraced60%
Flat/maisonette8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£179k£267k+48.9%1.7
Post-dot-com plateau2001–2004£81k£564k+595.7%1.3
Pre-crash peak2005–2007£845k£722k-14.6%1
GFC & correction2010–2010£941k£941k+0%2
Help-to-Buy recovery2013–2014£1.58m£1.18m-25.6%1
Brexit uncertainty2017–2017£1.15m£1.15m+0%1
Rate-rise correction2022–2023£1.43m£1.87m+31.1%2
Current market2024–2024£1.41m£1.41m+0%4

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Weakest performer

Terraced

+0% alpha

Semi-detached+0% α
Local
8.7%
District
8.7%
Terraced+0% α
Local
5.8%
District
5.8%

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

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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 StationNorthern line
5.9 min walk
Balham→ Victoria· 13 tph
12 min

Nearby stations

Balham Underground StationNorthern
7 min walk
BalhamNational Rail
7 min walk
Clapham South Underground StationNorthern
8 min walk
Tooting Bec Underground StationNorthern
18 min walk
Clapham Common Underground StationNorthern
23 min walk
No bus stops within 400m

48

Walkability score

59

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 park130m
Santander docks (800m)1
Nearest cycle dock0.5 km

Nearby car parks

🅿️
Tesco Car Park· no
759m

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: 4.7 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 70%
Less green space than 94% of London

Nearest SSSI: Wimbledon Common SSSI — 5.9 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

20 min walk

0

GPs within 1km

13

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSpringfield University Hospital · 1.7 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 6.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

40

Parks (1km)

35

Restaurants (800m)

13

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

15

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 383 m
10 tennis courts1 swimming pools4 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)

0

Cinemas (2km)

265m

Post office

Nearby shops

Londis332 m
We Brought Beer496 m
Majestic528 m
Costcutter634 m

Nearby cafes

Caffè Nero449 m
Costa464 m
Wicked Vegan470 m
M1LK475 m

Nearby restaurants

Dal Romano337 m
Libano348 m
Bombay Bicycle Chef355 m
Gazette359 m

Nearby pubs

The Grove198 m
The Nightingale337 m
Balham House344 m
Bob's Courtyard Bar359 m

Nearby gyms

SpinWorks397 m
Semokwan Hapkido Academy469 m
PlayFit Sports Club750 m
Balham Leisure Centre779 m

Nearby pharmacies

Superdrug460 m
Pharmalite Pharmacy775 m
Dexpharm817 m
Day Lewis Pharmacy909 m

Nearby health

Dental Clinique335 m
Ten Dental Health403 m
Balham Dental Care471 m
Clapham South Dental662 m
Food hygiene (5-star)71% of 186

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

39

Investment score

Weak

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

Low gross yield (1.6%) 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
1.6% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score28/100
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

17/100

Velocity score

Future outlook

73.1

Price growth score

B
Low

New supply risk

Strong gentrification momentumLow-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score33/100
Bakerloo Extension route6,470m
Crossrail 2 route1,823m

Demographics

16 Jun

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

1.2%

Claimant rate

Urban coreHigh densityYoung professionals

43

Community stability

Age profile

17%
38%
21%
13%
Under 1817%
18–3438%
35–4921%
50–6413%
65+11%

Tenure

27%
31%
33%
Own outright27%
Own (mortgage)31%
Private rent33%
Social rent6%
Shared ownership3%

Ethnicity

60%
21%
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 rent33%
Social rent6%

vs. London

Income vs London+32.9%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
20
Planning apps (12 months)
40
Planning apps (3 years)
31
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
2
Under construction
2
Completed (3yr)
56
Largest scheme
102 homes · 3-5, 3-5, Nightingale Lane, SW4 9AF
Pipeline pressure
LOW

Named schemes (500m)

BLUEPRINT APARTMENTS, 16, BLUEPRINT APARTMENTS, 16, BALHAM GROVE, SW12 8AZ50 homes
completed
Nightingale Mews, 49, Nightingale Mews, 49, Temperley Road, SW12 8QE48 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
26 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 8RB

Full postcodeSW12 8RB
Postcode districtSW12
BoroughLondon Borough of Wandsworth
WardBalham
Latitude51.448273
Longitude-0.153890
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