Balham · Wandsworth · Battersea constituency · 51.44556, -0.15042

SW12 9AP— Balham, Wandsworth

Location and area intelligence for SW12 9AP, Balham, Wandsworth

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 57/100Transport 62/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Most buyers

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Investment-grade — strong yield and growth signals

Liveability
69
Safety
57
Schools
90
Transport
62
Environment
52
Investment
66

The bottom line

SW12 9AP offers exceptional schools (100% Good/Outstanding) — strong value for Most buyers who can accept its trade-offs.

The catch: high noise levels nearby.

Less suited to Families.

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Location

SW12 9AP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+32.9% vs London avg
vs London crime+223.0% vs London avg

Deep-dive guides for SW12 9AP

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

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How SW12 9AP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Alderbrook Primary School

Good · Inspected Jan 2024 · 4 min walk

KS2: 106.9

—

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 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Balham Nursery School

Not inspected · 4 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

209.7 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+224% vs borough

Crime by type

Other41%
Violence & sexual offences17%
Anti-social behaviour13%
Theft9%
Vehicle crime6%
Robbery5%
Burglary5%
Drug offences3%

Road safety

95

Road safety score

5

Accidents (5yr)

8

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Tooting Fire Station · 1.2km

Crime is +223% above 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£8,487/m²
Price per ft²£788/ft²
Avg floor area49.7 m²

EPC breakdown

B
8%
C
46%
D
26%
E
3%

Based on 83 properties · Confidence: high

Street mix

Terraced 7%Flat 74%Other 19%

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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield849 kWh/kWp/yr
Rebuild cost estimate£124,250
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 CAnnual charge £751
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2024 · CAGR

+7%

Total change

+437%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.4%

per year

Acceleration

-27.35

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £175k–£200k · 44 sales

Property Type Mix

Total: 44 sales

Terraced9.1%
Flat/maisonette90.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£77k£77k-1%3.5
Post-dot-com plateau2001–2004£96k£243k+152.7%3
Pre-crash peak2005–2007£186k£246k+32.9%2.3
GFC & correction2010–2012£225k£245k+8.9%1.7
Help-to-Buy recovery2014–2016£380k£365k-4%1.7
Brexit uncertainty2017–2019£412k£250k-39.3%2
Pandemic surge2021–2021£340k£340k+0%2
Rate-rise correction2022–2022£425k£425k+0%1
Current market2024–2024£415k£415k+0%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
7%
District
7%
Terraced+0% α
Local
5%
District
5%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

BalhamNational Rail
4 min walk
Balham Underground StationNorthern
4 min walk
Clapham South Underground StationNorthern
10 min walk
Tooting Bec Underground StationNorthern
16 min walk
Clapham Common Underground StationNorthern
25 min walk
2 bus routes · 4 stops within 400m · 49 buses/hr peak

78

Walkability score

158

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)

1

EV chargers (800m)

Nearest car park98m
Santander docks (800m)1
Nearest cycle dock0.5 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.9 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 28%
Less green space than 93% of London

Nearest SSSI: Wimbledon Common SSSI — 6.1 km

Energy

Solar: 849 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 yield849.1 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

CLAPHAM PARK GROUP PRACTICE

72 CLARENCE AVENUE, SW4 8JP

16 min walk

91%

Recommend GP

91%

Overall GP experience

0

GPs within 1km

13

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSpringfield University Hospital · 1.7 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

43

Parks (1km)

42

Restaurants (800m)

14

Cafes (800m)

11

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

15

Sports (1km)

2

Convenience

Nearest supermarketCo-op Food · 371 m
9 tennis courts1 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

11

Late-night venues

B
1,353 licensed premises in borough670 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

88m

Post office

Nearby shops

We Brought Beer148 m
Londis168 m
Costcutter405 m
Organic Butcher405 m

Nearby cafes

M1LK125 m
Wicked Vegan138 m
Caffè Nero152 m
Costa214 m

Nearby restaurants

Nando's30 m
Gazette53 m
Bombay Bicycle Chef98 m
Harrison's101 m

Nearby pubs

Bob's Courtyard Bar71 m
Balham House81 m
Lost & Found Bar102 m
Balham Bowls Club152 m

Nearby gyms

SpinWorks397 m
Balham Leisure Centre486 m
Grappler's Den542 m
PlayFit Sports Club564 m

Nearby pharmacies

Superdrug202 m
Pharmalite Pharmacy412 m
Dexpharm453 m
Day Lewis Pharmacy705 m

Nearby health

Ten Dental Health118 m
Dental Clinique245 m
Balham Dental Care267 m
Clapham South Dental811 m
Food hygiene (5-star)69% of 206

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

66

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
Gross yield
5.5% (good)London avg: 3.8%Strong yield — top 15% of London
Gentrification score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition195
Sales last 12 months3

Rental market

Very High

Demand

Very 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

75

Price growth score

B
Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score24/100
Bakerloo Extension route6,588m
Crossrail 2 route2,178m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,080 nationally

2,017

Est. population

11,076/km²

82%

Employed

76%

Degree educated

£55,800

Median income

3.2%

Claimant rate

Urban coreHigh densityYoung professionals

27

Community stability

Age profile

55%
19%
Under 1812%
18–3455%
35–4919%
50–649%
65+5%

Tenure

23%
55%
Own outright8%
Own (mortgage)23%
Private rent55%
Social rent12%
Shared ownership2%

Ethnicity

52%
19%
White British52%
White Other19%
Asian11%
Black7%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional63%
Routine / semi-routine10%
No car household65%
Unemployed3%
No qualifications7%

Housing tenure (Census 2021)

Private rent55%
Social rent12%

vs. London

Income vs London+32.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
13
Planning apps (12 months)
26
Planning apps (3 years)
33
Local approval rate
100%
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
4
Under construction
4
Completed (3yr)
63
Largest scheme
102 homes · 3-5, 3-5, Nightingale Lane, SW4 9AF
Pipeline pressure
LOW

Named schemes (500m)

36a & 51-51a, 10, Balham New Road, London, SW12 9PG52 homes
completed
40 & 53, 40 & 53, Balham Hill, Oldridge Road, SW12 9EL52 homes
completed
BLUEPRINT APARTMENTS, 16, BLUEPRINT APARTMENTS, 16, BALHAM GROVE, SW12 8AZ50 homes
completed
60, 60, Oldridge Road, SW12 8PW43 homes
completed
LAND TO REAR &, 18-20, LAND TO REAR &, 18-20, BALHAM HILL, SW1240 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 9AP

Full postcodeSW12 9AP
Postcode districtSW12
BoroughLondon Borough of Wandsworth
WardBalham
Latitude51.445557
Longitude-0.150416
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