Balham · Wandsworth · Battersea constituency · 51.44945, -0.15530

SW12 8RF— Balham, Wandsworth

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 84/100Transport 52/100~2% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
71
Safety
84
Schools
90
Transport
52
Environment
60
Investment
31

The bottom line

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

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Location

SW12 8RF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+30.0% vs London avg
vs London crime-32.0% vs London avg

Deep-dive guides for SW12 8RF

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

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“The practical family move”

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How SW12 8RF 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 · 7 min walk

P8: +0.43A8: 57.3

100% of local schools rated Good or Outstanding · based on 23 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Balham Nursery School

Not inspected · 5 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

44.1 incidents per 1,000 residents

Better than 67% of London
→ Stable

-32% vs borough

Crime by type

Other27%
Anti-social behaviour23%
Violence & sexual offences22%
Vehicle crime20%
Burglary5%
Drug offences2%
Theft2%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Tooting Fire Station · 1.4km

Crime is 32% below 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£9,823/m²
Price per ft²£913/ft²
Avg floor area138 m²

EPC breakdown

C
6%
D
18%

Based on 24 properties · Confidence: medium

Street mix

Semi 3%Terraced 69%Detached 3%Flat 25%

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£345,000
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 DAnnual charge £845
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+10.3%

Total change

+1445%

Market Activity

Price Velocity & Acceleration

Current Velocity

+105.0%

per year

Acceleration

+165.51

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £350k–£400k · 36 sales

Property Type Mix

Total: 36 sales

Detached2.8%
Semi-detached2.8%
Terraced69.4%
Flat/maisonette25%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£123k£623k+406.1%2.2
Post-dot-com plateau2001–2004£875k£940k+7.4%2
Pre-crash peak2005–2007£345k£1.51m+339%2.7
GFC & correction2010–2012£447k£1.84m+311.6%2
Help-to-Buy recovery2014–2014£685k£685k+0%1
Brexit uncertainty2018–2019£2.10m£1.98m-5.6%1.5
Pandemic surge2020–2021£1.57m£2.35m+49.2%1.5
Current market2024–2025£927k£1.90m+105%1

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
18.5%
District
18.5%
Terraced+0% α
Local
5%
District
5%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

32out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

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

35

Walkability score

41

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

9

Car parks (800m)

0

EV chargers (800m)

Nearest car park109m
Santander docks (800m)1
Nearest cycle dock0.5 km

Nearby car parks

🅿️
Tesco Car Park· no
766m

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 96% of London

Nearest SSSI: Barn Elms Wetland Centre SSSI — 6.2 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

11

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSpringfield University Hospital · 1.8 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

41

Parks (1km)

19

Restaurants (800m)

7

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

15

Sports (1km)

0

Convenience

Nearest supermarketLondis · 709 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)

428m

Post office

Nearby shops

Londis483 m
Majestic542 m
Costcutter622 m
Sainsbury's Local640 m

Nearby cafes

Lockdown Bakehouse580 m
Caffè Nero606 m
Costa615 m
The Georgian618 m

Nearby restaurants

Dal Romano185 m
Libano503 m
Himalaya Indian Takeaway512 m
Bombay Bicycle Chef513 m

Nearby pubs

The Nightingale189 m
The Grove320 m
Balham House504 m
Bob's Courtyard Bar520 m

Nearby gyms

Semokwan Hapkido Academy312 m
SpinWorks493 m
Four Sides766 m
Balham Leisure Centre926 m

Nearby pharmacies

Superdrug612 m
Dexpharm977 m
Day Lewis Pharmacy1.0 km

Nearby health

Dental Clinique471 m
Ten Dental Health562 m
Balham Dental Care615 m
Clapham South Dental655 m
Food hygiene (5-star)70% of 148

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

31

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 moderate.

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 score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition195
Sales last 12 months1

Rental market

High

Demand

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

61.6

Price growth score

C
Low

New supply risk

Infrastructure pipeline

Infrastructure score29/100
Bakerloo Extension route6,422m
Crossrail 2 route1,676m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 20,475 nationally

1,361

Est. population

11,106/km²

61%

Employed

62%

Degree educated

£54,600

Median income

4.3%

Claimant rate

Inner cityHigh densityYoung professionals

45

Community stability

Age profile

23%
24%
18%
16%
19%
Under 1823%
18–3424%
35–4918%
50–6416%
65+19%

Tenure

23%
27%
24%
27%
Own outright23%
Own (mortgage)27%
Private rent24%
Social rent27%
Rent free0%

Ethnicity

61%
15%
White British61%
White Other15%
Asian7%
Black9%
Mixed5%
Other2%

Employment & lifestyle

Managerial / professional58%
Routine / semi-routine8%
No car household40%
Unemployed2%
No qualifications11%

Housing tenure (Census 2021)

Social rent26%
Private rent24%

vs. London

Income vs London+30.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
20
Planning apps (12 months)
39
Planning apps (3 years)
38
Local approval rate
97%
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
1
Under construction
1
Completed (3yr)
46
Largest scheme
91 homes · 18-22, 18-22, Boundaries Road, SW12 8HU
Pipeline pressure
LOW

Named schemes (500m)

Nightingale Mews, 49, Nightingale Mews, 49, Temperley Road, SW12 8QE48 homes
completed
Ivor Mayor Lodge, 93, Ivor Mayor Lodge, 93, Thurleigh Road, SW12 8UP22 homes
completed
91, 91, THURLEIGH ROAD, SW1219 homes
completed
Audiology House 45, Audiology House 45, Nightingale Lane, SW12 8SU19 homes
completed
Homeless persons Unit 40-42, Homeless persons Unit 40-42, Nightingale Square, SW12 8QL10 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 8RF

Full postcodeSW12 8RF
Postcode districtSW12
BoroughLondon Borough of Wandsworth
WardBalham
Latitude51.449446
Longitude-0.155296
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