Balham · Wandsworth · Battersea constituency · 51.45049, -0.16316

SW12 8UG— Balham, Wandsworth

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 82/100Transport 47/100

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
70
Safety
82
Schools
90
Transport
47
Environment
62
Investment
63

The bottom line

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

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Location

SW12 8UG

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 8UG

🛡️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 8UG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Honeywell Junior School

Good · Inspected Jul 2022 · 6 min walk

—

Secondary

Ark Bolingbroke Academy

Not yet inspected · Inspected Sept 2024 · 9 min walk

P8: +1.04A8: 61.1

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 · 10 min walk

5 primaries · 2 secondaries · 0 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)

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

Prices, sales volume and market trends

Avg floor area181.3 m²

EPC breakdown

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

Based on 7 properties · Confidence: low

Street mix

Terraced 96%Detached 5%

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

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£453,250
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
RoofRoof room(s), ceiling insulated
Heating fuelmains gas (not community)
GlazingPartial double glazing
Council tax band Band EAnnual charge £1,033
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2023 · CAGR

+7.2%

Total change

+549%

Market Activity

Price Velocity & Acceleration

Current Velocity

+22.8%

per year

Acceleration

+27.60

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £600k–£700k · 22 sales

Property Type Mix

Total: 22 sales

Detached4.5%
Terraced95.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£375k£666k+77.5%1
Post-dot-com plateau2001–2004£883k£975k+10.5%2
Pre-crash peak2005–2007£1.08m£1.44m+32.7%1.3
GFC & correction2010–2011£1.52m£1.62m+6%2
Help-to-Buy recovery2015–2015£2.25m£2.25m+0%1
Brexit uncertainty2018–2019£2.08m£1.98m-4.8%2
Rate-rise correction2023–2023£2.43m£2.43m+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
4.6%
District
4.6%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing1
Trend Position75

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

Nearby stations

Wandsworth CommonNational Rail
6 min walk
Balham Underground StationNorthern
13 min walk
Clapham South Underground StationNorthern
14 min walk
Clapham Junction Rail StationWindrush · Mildmay
20 min walk
Tooting Bec Underground StationNorthern
21 min walk
No bus stops within 400m

33

Walkability score

58

Footpaths (500m)

0

Santander docks (800m)

0.8 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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park251m
Santander docks (800m)0
Nearest cycle dock0.8 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: 4.8 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Barn Elms Wetland Centre SSSI — 5.7 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

22 min walk

0

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSpringfield University Hospital · 1.6 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 6.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

35

Parks (1km)

7

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

12

Sports (1km)

1

Convenience

Nearest supermarketLondis · 669 m
8 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)

925m

Post office

Nearby shops

North and South Wines330 m
Bella's Fruit & Veg572 m
Amco Newsagents589 m
Rasons Local590 m

Nearby cafes

The Skylark Cafe531 m
Caffè Nero543 m
Pottery Café558 m
Prestige600 m

Nearby restaurants

Dal Romano380 m
KIBOU388 m
Chez Bruce526 m
Manifesto Pizza553 m

Nearby pubs

The Nightingale372 m
The Bolingbroke386 m
The Hope507 m
Eagle Ale House515 m

Nearby gyms

Four Sides380 m
Semokwan Hapkido Academy490 m
South London Bowling Club776 m
Abi's Fitness Studio898 m

Nearby pharmacies

Bellevue Pharmacy595 m
Northcote Pharmacy619 m
Goys the Chemist1.1 km
Robards Pharmacy1.2 km

Nearby health

Smart Medical Clinics609 m
Dental Surgery686 m
Bolingbroke Medical Centre737 m
Glow Dentist859 m
Food hygiene (5-star)71% of 44

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

63

Investment score

Good

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

Avg monthly rent
£1,900London avg: £1,950/mo
Gentrification score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition195

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+5.0%

Rent growth (1yr)

Market liquidity

Future outlook

55

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route6,673m
Crossrail 2 route1,139m

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
Yes
Article 4 area
No
Listed buildings (800m)
13
Planning apps (12 months)
42
Planning apps (3 years)
39
Local approval rate
91%
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)
19
Largest scheme
22 homes · Ivor Mayor Lodge, 93, Ivor Mayor Lodge, 93, Thurleigh Road, SW12 8UP
Pipeline pressure
NONE

Named schemes (500m)

EASTERN END OF SITE OF, 26, EASTERN END OF SITE OF, 26, BOLINGBROKE GROVE, FORMERLY PART OF NORTHCOTE LODGE, SW1114 homes
completed
Abbott House, Abbott House, Nightingale Lane, SW12 8NW6 homes
completed
1, 1, Bolingbroke Grove, SW11 6ES6 homes
completed
5, 5, Mayford Road, SW12 8RZ5 homes
completed
76, 76, Chatham Road, SW11 6HG4 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 8UG

Full postcodeSW12 8UG
Postcode districtSW12
BoroughLondon Borough of Wandsworth
WardBalham
Latitude51.450487
Longitude-0.163156
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