South Balham · Wandsworth · Tooting constituency · 51.44234, -0.15344

SW12 9AZ— South Balham, Wandsworth

Location and area intelligence for SW12 9AZ, South Balham, Wandsworth

The practical family move

 

Top 5% LondonSchools 100%Safety 75/100Transport 63/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
75
Safety
75
Schools
90
Transport
63
Environment
52
Investment
50

The bottom line

SW12 9AZ offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

SW12 9AZ

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+37.1% vs London avg
vs London crime+55.0% vs London avg

Deep-dive guides for SW12 9AZ

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How SW12 9AZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Ravenstone Primary School

Good · Inspected Sept 2023 · 1 min walk

KS2: 106.5

—

Secondary

Chestnut Grove Academy

Not yet inspected · 4 min walk

P8: +0.43A8: 57.3

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Balham Nursery School

Not inspected · 5 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

100.7 incidents per 1,000 residents

Higher crime than 75% of London
→ Stable

+55% vs borough

Crime by type

Other40%
Anti-social behaviour15%
Violence & sexual offences14%
Theft11%
Robbery7%
Vehicle crime7%
Burglary5%
Drug offences1%

Road safety

90

Road safety score

6

Accidents (5yr)

1

KSI (5yr)

8

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Tooting Fire Station · 821m

Crime is +55% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£12,708/m²
Price per ft²£1,181/ft²
Avg floor area48.4 m²

EPC breakdown

B
11%
C
36%
D
7%
E
10%
F
1%

Based on 65 properties · Confidence: high

Street mix

Semi 7%Terraced 4%Detached 2%Flat 84%Other 2%

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 yield849 kWh/kWp/yr
Rebuild cost estimate£121,000
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

1997–2025 · CAGR

+5.6%

Total change

+356%

Market Activity

Price Velocity & Acceleration

Current Velocity

-12.3%

per year

Acceleration

-56.75

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £450k–£500k · 44 sales

Property Type Mix

Total: 44 sales

Detached2.3%
Semi-detached6.8%
Terraced4.5%
Flat/maisonette86.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£125k£126k+0.8%2.5
Post-dot-com plateau2001–2004£94k£195k+108.2%2.7
Pre-crash peak2005–2007£147k£775k+429%1
GFC & correction2009–2011£284k£157k-44.6%1.3
Help-to-Buy recovery2013–2016£385k£1.02m+165.6%1.5
Brexit uncertainty2017–2017£400k£400k+0%3
Pandemic surge2021–2021£1.80m£1.80m+0%1
Rate-rise correction2023–2023£450k£450k+0%7
Current market2024–2025£650k£570k-12.3%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
6.9%
District
6.9%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

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
1.3 min walk
Balham→ Victoria· 13 tph
12 min

Nearby stations

Balham Underground StationNorthern
1 min walk
BalhamNational Rail
2 min walk
Tooting Bec Underground StationNorthern
11 min walk
Clapham South Underground StationNorthern
15 min walk
Tooting Broadway Underground StationNorthern
24 min walk
2 bus routes · 6 stops within 400m · 66 buses/hr peak

62

Walkability score

128

Footpaths (500m)

0

Santander docks (800m)

0.8 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

8

Car parks (800m)

1

EV chargers (800m)

Nearest car park234m
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: 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: 5.3 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 70%
Less green space than 97% of London

Nearest SSSI: Wimbledon Common SSSI — 5.8 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

21 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 · 1.3 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

15

Parks (1km)

38

Restaurants (800m)

15

Cafes (800m)

8

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

8

Sports (1km)

1

Convenience

Nearest supermarketCo-op Food · 784 m
2 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

8

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

467m

Post office

Nearby shops

We Brought Beer281 m
Costcutter290 m
Milan's302 m
Tesco Express431 m

Nearby cafes

GAIL's41 m
Spicy Noodles Cafe61 m
Jefferson's Balham79 m
The Nightingale84 m

Nearby restaurants

Lamberts36 m
Balham Social38 m
The Honest Italian42 m
Bucci107 m

Nearby pubs

Firefly Bar and Thai Kitchen30 m
Ega Alter66 m
The Cyclist162 m
Exhibit174 m

Nearby gyms

Balham Leisure Centre138 m
Revive623 m
Moreyoga703 m
Fitness First761 m

Nearby pharmacies

Superdrug223 m
Day Lewis Pharmacy290 m
Dexpharm312 m
Pharmalite Pharmacy621 m

Nearby health

Balham Dental Care190 m
Ten Dental Health308 m
Dental Clinique658 m
Macmillan Way Medical Centre1.2 km
Food hygiene (5-star)69% of 189

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

50

Investment score

Moderate

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
3.7% (average)London avg: 3.8%Above average yield
Gentrification score29/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition195
Sales last 12 months0

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+5.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

80

Price growth score

A
Low

New supply risk

Strong gentrification momentumHigh investment qualityLow-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score24/100
Bakerloo Extension route7,003m
Crossrail 2 route2,159m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 27,165 nationally

1,937

Est. population

13,720/km²

85%

Employed

79%

Degree educated

£57,600

Median income

1.9%

Claimant rate

Urban coreHigh densityYoung professionals

27

Community stability

Age profile

53%
23%
Under 188%
18–3453%
35–4923%
50–6410%
65+6%

Tenure

15%
20%
58%
Own outright15%
Own (mortgage)20%
Private rent58%
Social rent5%
Shared ownership2%

Ethnicity

57%
22%
White British57%
White Other22%
Asian9%
Black4%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional70%
Routine / semi-routine7%
No car household65%
Unemployed2%
No qualifications4%

Housing tenure (Census 2021)

Private rent58%
Social rent4%

vs. London

Income vs London+37.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
Planning apps (12 months)
34
Planning apps (3 years)
33
Local approval rate
97%
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
3
Under construction
3
Completed (3yr)
50
Largest scheme
91 homes · 18-22, 18-22, Boundaries Road, SW12 8HU
Pipeline pressure
LOW

Named schemes (500m)

18-22, 18-22, Boundaries Road, SW12 8HU91 homes
completed
Irene House, 218, Irene House, 218, Balham High Road, SW12 9BS77 homes
completed
BP Nightingale Service Station 266, BP Nightingale Service Station 266, Balham High Road, SW17 7AN70 homes
completed
Bedford House, 215, Bedford House, 215, Balham High Road, SW17 7BQ52 homes
completed
LAND TO REAR &, 18-20, LAND TO REAR &, 18-20, BALHAM HILL, SW1240 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
20.4%
Election year
2026
MP
Dr Rosena Allin-Khan (Labour)
MP majority
19,487
Constituency
Tooting

Councillors

Toby HopkinsLabour
Elizabeth Sophia SimosLabour

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Key facts for SW12 9AZ

Full postcodeSW12 9AZ
Postcode districtSW12
BoroughLondon Borough of Wandsworth
WardSouth Balham
Latitude51.442340
Longitude-0.153439
Parliamentary constituencyTooting
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