Balham · Wandsworth · Battersea constituency · 51.45071, -0.16046

SW12 8TH— Balham, Wandsworth

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

The practical family move

 

Schools 100%Safety 82/100Transport 46/100~0% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
68
Safety
82
Schools
90
Transport
46
Environment
60
Investment
31

The bottom line

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

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Location

SW12 8TH

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-8.0% vs London avg

Deep-dive guides for SW12 8TH

🛡️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 8TH 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 · 5 min walk

KS2: 111.4

—

Secondary

Chestnut Grove Academy

Not yet inspected · 9 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 · 8 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

59.5 incidents per 1,000 residents

Better than 55% of London
→ Stable

-8% vs borough

Crime by type

Other28%
Vehicle crime27%
Anti-social behaviour16%
Violence & sexual offences16%
Burglary7%
Drug offences4%
Robbery3%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Tooting Fire Station · 1.4km

Crime is 8% 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£50,591/m²
Price per ft²£4,700/ft²
Avg floor area135.8 m²

EPC breakdown

C
2%
D
6%
E
7%

Based on 15 properties · Confidence: medium

Street mix

Semi 55%Detached 46%

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£339,500
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)
GlazingSingle glazed
Council tax band Band EAnnual charge £1,033
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+16.1%

Total change

+7511%

Market Activity

Price Velocity & Acceleration

Current Velocity

+136.2%

per year

Acceleration

-24.46

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £450k–£500k · 11 sales

Property Type Mix

Total: 11 sales

Detached45.5%
Semi-detached54.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£90k£100k+11.1%1
Post-dot-com plateau2001–2003£413k£508k+23%1.3
Pre-crash peak2005–2005£500k£500k+0%1
GFC & correction2012–2012£2.55m£2.55m+0%1
Help-to-Buy recovery2015–2015£1.11m£1.11m+0%1
Brexit uncertainty2018–2018£2.90m£2.90m+0%1
Current market2025–2025£6.85m£6.85m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

28out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Balham Underground StationNorthern line
11.7 min walk
Wandsworth Common→ Victoria· 8 tph
12 min

Nearby stations

Wandsworth CommonNational Rail
7 min walk
Clapham South Underground StationNorthern
12 min walk
Balham Underground StationNorthern
12 min walk
Clapham Junction Rail StationWindrush · Mildmay
21 min walk
Tooting Bec Underground StationNorthern
21 min walk
No bus stops within 400m

34

Walkability score

29

Footpaths (500m)

1

Santander docks (800m)

0.7 km

Nearest cycle dock

Central London commute times

London Bridge46 min ↑
Victoria ★34 min
Waterloo37 min ↓
Canary Wharf57 min ↑
City47 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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park302m
Santander docks (800m)1
Nearest cycle dock0.7 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: 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 AONB2% green spaceTree canopy: 58%
Less green space than 88% of London

Nearest SSSI: Barn Elms Wetland Centre 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

4

Dentists within 1km

1

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

27

Parks (1km)

5

Restaurants (800m)

4

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

0

Convenience

Nearest supermarketLondis · 568 m
2 tennis courts2 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)

782m

Post office

Nearby shops

North and South Wines368 m
Amco Newsagents564 m
Tierra Verde633 m
Bella's Fruit & Veg682 m

Nearby cafes

Pottery Café598 m
Caffè Nero651 m
Pintus663 m
The Skylark Cafe708 m

Nearby restaurants

Dal Romano201 m
KIBOU429 m
Manifesto Pizza600 m
Chez Bruce634 m

Nearby pubs

The Nightingale196 m
The Bolingbroke437 m
Eagle Ale House526 m
The Hope613 m

Nearby gyms

Semokwan Hapkido Academy310 m
Four Sides420 m
Abi's Fitness Studio988 m

Nearby pharmacies

Northcote Pharmacy668 m
Bellevue Pharmacy705 m
Superdrug910 m
Goys the Chemist1.1 km

Nearby health

Dental Surgery677 m
Smart Medical Clinics719 m
Bolingbroke Medical Centre820 m
Ten Dental Health885 m
Food hygiene (5-star)68% 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

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 (0.3%) 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
0.3% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score20/100
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

61.5

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score29/100
Bakerloo Extension route6,533m
Crossrail 2 route1,293m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 28,595 nationally

1,512

Est. population

10,795/km²

71%

Employed

75%

Degree educated

£54,600

Median income

1.9%

Claimant rate

Inner cityHigh densityYoung professionals

45

Community stability

Age profile

22%
27%
22%
19%
Under 1822%
18–3427%
35–4922%
50–6419%
65+10%

Tenure

27%
31%
30%
Own outright27%
Own (mortgage)31%
Private rent30%
Social rent11%
Shared ownership1%

Ethnicity

66%
17%
White British66%
White Other17%
Asian5%
Black5%
Mixed4%
Other3%

Employment & lifestyle

Managerial / professional67%
Routine / semi-routine5%
No car household33%
Unemployed3%
No qualifications5%

Housing tenure (Census 2021)

Private rent30%
Social rent11%

vs. London

Income vs London+30.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
11
Planning apps (12 months)
41
Planning apps (3 years)
40
Local approval rate
93%
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)
17
Largest scheme
22 homes · Ivor Mayor Lodge, 93, Ivor Mayor Lodge, 93, Thurleigh Road, SW12 8UP
Pipeline pressure
NONE

Named schemes (500m)

Ivor Mayor Lodge, 93, Ivor Mayor Lodge, 93, Thurleigh Road, SW12 8UP22 homes
completed
91, 91, THURLEIGH ROAD, SW1219 homes
completed
Homeless persons Unit 40-42, Homeless persons Unit 40-42, Nightingale Square, SW12 8QL10 homes
completed
86, 86, Thurleigh Road, SW12 8UD8 homes
completed
Abbott House, Abbott House, Nightingale Lane, SW12 8NW6 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 8TH

Full postcodeSW12 8TH
Postcode districtSW12
BoroughLondon Borough of Wandsworth
WardBalham
Latitude51.450705
Longitude-0.160456
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