Balham · Wandsworth · Battersea constituency · 51.44578, -0.16091

SW12 8RX— Balham, Wandsworth

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

The practical family move

 

Top 5% LondonSchools 100%Safety 84/100Transport 60/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
75
Safety
84
Schools
90
Transport
60
Environment
55
Investment
40

The bottom line

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

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Location

SW12 8RX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

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

Deep-dive guides for SW12 8RX

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How SW12 8RX 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 · 5 min walk

P8: +0.43A8: 57.3

100% of local schools rated Good or Outstanding · based on 25 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Balham Nursery School

Not inspected · 6 min walk

6 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Tooting Fire Station · 896m

Crime is 24% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£13,440/m²
Price per ft²£1,249/ft²
Avg floor area62.1 m²

EPC breakdown

C
19%
D
7%
E
2%
F
1%
G
1%

Based on 30 properties · Confidence: high

Street mix

Semi 3%Terraced 13%Flat 85%

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£155,250
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 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

+6.1%

per year

Acceleration

-16.44

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £450k–£500k · 72 sales

Property Type Mix

Total: 72 sales

Semi-detached2.8%
Terraced12.5%
Flat/maisonette84.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£120k£149k+23.5%3
Post-dot-com plateau2001–2004£193k£376k+94.8%3
Pre-crash peak2005–2006£222k£263k+18.5%2
GFC & correction2009–2011£225k£358k+59.1%3
Help-to-Buy recovery2013–2016£435k£880k+102.3%3.5
Brexit uncertainty2017–2019£525k£658k+25.2%3.7
Pandemic surge2021–2021£818k£818k+0%2
Rate-rise correction2022–2023£600k£735k+22.5%2
Current market2025–2025£780k£780k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
9.1%
District
9.1%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

30out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing3
Trend Position40

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
7.4 min walk
Wandsworth Common→ Victoria· 8 tph
12 min

Nearby stations

Wandsworth CommonNational Rail
2 min walk
Balham Underground StationNorthern
8 min walk
Tooting Bec Underground StationNorthern
14 min walk
Clapham South Underground StationNorthern
15 min walk
Tooting Broadway Underground StationNorthern
26 min walk
No bus stops within 400m

29

Walkability score

61

Footpaths (500m)

0

Santander docks (800m)

1.0 km

Nearest cycle dock

Central London commute times

London Bridge48 min ↑
Victoria ★28 min
Waterloo40 min ↑
Canary Wharf58 min ↑
City49 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 park296m
Santander docks (800m)0
Nearest cycle dock1.0 km

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: 5.2 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Wimbledon Common SSSI — 5.4 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

26 min walk

0

GPs within 1km

5

Dentists within 1km

3

Care homes (1km)

Nearest hospitalSpringfield University Hospital · 1.2 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 6.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

22

Parks (1km)

13

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Hope (317 m)

Nearest supermarketLondis · 1.1 km
2 tennis courts1 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)

989m

Post office

Nearby shops

Bella's Fruit & Veg356 m
Rasons Local366 m
We Brought Beer723 m
Tesco Express853 m

Nearby cafes

Caffè Nero340 m
Prestige372 m
Flotsam & Jetsam458 m
Dilectio Coffee506 m

Nearby restaurants

Chez Bruce332 m
Pizza de Valter347 m
The Good Earth360 m
Gazette512 m

Nearby pubs

The Hope317 m
The Althorp416 m
The Nightingale516 m
Regent532 m

Nearby gyms

Abi's Fitness Studio526 m
Semokwan Hapkido Academy766 m
Heathfield Bowls Club771 m
Balham Leisure Centre779 m

Nearby pharmacies

Bellevue Pharmacy369 m
Superdrug615 m
Day Lewis Pharmacy717 m
Nettles Pharmacy1.2 km

Nearby health

Smart Medical Clinics378 m
Balham Dental Care557 m
Ten Dental Health644 m
Dental Surgery1.2 km
Food hygiene (5-star)79% of 38

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

40

Investment score

Moderate

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

Low gross yield (2.9%) 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
2.9% (low)London avg: 3.8%Below average yield — bottom 64%
Gentrification score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition195
Sales last 12 months0

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

4/100

Velocity score

Future outlook

73.5

Price growth score

B
Low

New supply risk

High investment qualityLow-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score29/100
Bakerloo Extension route6,982m
Crossrail 2 route1,521m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
8
Planning apps (12 months)
50
Planning apps (3 years)
41
Local approval rate
96%
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
0
Under construction
0
Completed (3yr)
20
Largest scheme
219 homes · ST JAMES HOSPITAL SITE, ST JAMES HOSPITAL SITE, ST JAMES DRIVE, SW12
Pipeline pressure
NONE

Named schemes (500m)

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
1, 1, Bolingbroke Grove, SW11 6ES6 homes
completed
Abbott House, Abbott House, Nightingale Lane, SW12 8NW6 homes
completed
5, 5, Mayford Road, SW12 8RZ5 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 8RX

Full postcodeSW12 8RX
Postcode districtSW12
BoroughLondon Borough of Wandsworth
WardBalham
Latitude51.445785
Longitude-0.160912
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