Balham · Wandsworth · Battersea constituency · 51.44451, -0.15862

SW12 8RT— Balham, Wandsworth

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

The urban professional's pick

 

Top 13% LondonSchools 100%Safety 84/100Transport 55/100Low yield 2.61%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

Strong for families — high safety and school scores

Liveability
72
Safety
84
Schools
90
Transport
55
Environment
53
Investment
38

The bottom line

SW12 8RT offers exceptional schools (100% Good/Outstanding) and low crime at £875,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: high noise levels nearby and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

SW12 8RT

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 avg price+68.3% vs London avg
vs London income+32.9% vs London avg
vs London crime-24.0% vs London avg

Deep-dive guides for SW12 8RT

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

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How SW12 8RT 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 · 4 min walk

KS2: 111.4

—

Secondary

Chestnut Grove Academy

Not yet inspected · 3 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 · 4 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)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Tooting Fire Station · 798m

Crime is 24% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£875,000

Median sale price

Top 25% — 68% above London median

£875,000 is 68% above the London median (£520,000)

-11.5%

This year

Terraced

Dominant type

Price history

5-year change
-17.8%
Sales (24 months)6
New build0.0%
Avg terraced£875,000
Avg flat£815,000
Price per m²£10,504/m²
Price per ft²£976/ft²
Avg floor area89.1 m²

EPC breakdown

C
23%
D
33%
E
2%
F
3%
G
2%

Based on 63 properties · Confidence: high

Street mix

Semi 2%Terraced 59%Flat 39%

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£31,250
First-time buyerFTB
£31,250
Additional propertyBTL/2nd
£57,500

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

15.7×

Price-to-income

£4,377/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£222,750
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £1,221
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.4%

Total change

+548%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.5%

per year

Acceleration

+12.39

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £125k–£150k · 87 sales

Property Type Mix

Total: 87 sales

Semi-detached2.3%
Terraced58.6%
Flat/maisonette39.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£135k£135k+0%4.3
Post-dot-com plateau2001–2004£250k£265k+6%3.5
Pre-crash peak2005–2007£340k£387k+14%3.7
GFC & correction2008–2012£326k£671k+105.9%2.5
Help-to-Buy recovery2013–2016£601k£945k+57.2%2
Brexit uncertainty2017–2019£661k£1.16m+74.7%3
Pandemic surge2020–2021£1.14m£1.06m-6.6%1
Rate-rise correction2022–2022£1.30m£1.30m+0%1
Current market2024–2025£989k£875k-11.5%3

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
8.1%
District
8.1%
Terraced+0% α
Local
6.3%
District
6.3%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
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
5 min walk
Wandsworth Common→ Victoria· 8 tph
12 min

Nearby stations

Wandsworth CommonNational Rail
5 min walk
Balham Underground StationNorthern
5 min walk
Tooting Bec Underground StationNorthern
12 min walk
Clapham South Underground StationNorthern
15 min walk
Tooting Broadway Underground StationNorthern
25 min walk
No bus stops within 400m

27

Walkability score

22

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)

1

EV chargers (800m)

Nearest car park312m
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 waterMEDIUM
Medium
Air qualityLOW
NO₂: 29.0 µg/m³ · PM2.5: 14.0 µg/m³
Better than 77% of London
NoiseHIGH
rail · Rail Lden: 60 dB
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.3 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 40%
Below 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

27 min walk

0

GPs within 1km

10

Dentists within 1km

3

Care homes (1km)

Nearest hospitalSpringfield University Hospital · 1.2 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 6.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

21

Parks (1km)

17

Restaurants (800m)

10

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

9

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Regent (340 m)

Nearest supermarketTolian's · 1.0 km
2 tennis courts1 swimming pools2 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)

531m

Post office

Nearby shops

Bella's Fruit & Veg531 m
Rasons Local536 m
We Brought Beer544 m
Tesco Express664 m

Nearby cafes

Chicken Shop & Dirtyburger381 m
Brother Marcus385 m
Costa422 m
GAIL's428 m

Nearby restaurants

Subway397 m
Pret A Manger400 m
Balham Social429 m
Lamberts431 m

Nearby pubs

Regent340 m
The Cyclist412 m
Firefly Bar and Thai Kitchen432 m
Balham Bowls Club436 m

Nearby gyms

Balham Leisure Centre565 m
Abi's Fitness Studio595 m
Revive817 m
Semokwan Hapkido Academy859 m

Nearby pharmacies

Superdrug432 m
Day Lewis Pharmacy519 m
Bellevue Pharmacy538 m
Dexpharm737 m

Nearby health

Balham Dental Care366 m
Ten Dental Health479 m
Smart Medical Clinics544 m
Dental Clinique742 m
Food hygiene (5-star)67% of 94

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

38

Investment score

Weak

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

Low gross yield (2.6%) 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
2.6% (low)London avg: 3.8%Below average yield — bottom 72%
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition195
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+5.0%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

65.7

Price growth score

B
Low

New supply risk

High investment qualityLow-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score33/100
Bakerloo Extension route7,002m
Crossrail 2 route1,728m

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%
Price vs London+68.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
13
Planning apps (12 months)
41
Planning apps (3 years)
41
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)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
35
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
St James Court, 2, St James Court, 2, Florence Way, SW12 8EW31 homes
completed
Homeless persons Unit 40-42, Homeless persons Unit 40-42, Nightingale Square, SW12 8QL10 homes
completed
50, 50, Balham Park Road, SW12 8DU5 homes
completed
Land adjoining 153, Land adjoining 153, Endlesham Road, SW12 8JN5 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£875,000)

£31,250

Standard buyer

£31,250

First-time buyer

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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Key facts for SW12 8RT

Full postcodeSW12 8RT
Postcode districtSW12
BoroughLondon Borough of Wandsworth
WardBalham
Latitude51.444508
Longitude-0.158618
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