South Balham · Wandsworth · Tooting constituency · 51.44172, -0.15397

SW12 9BE— South Balham, Wandsworth

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 73/100Transport 62/100~2% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
71
Safety
73
Schools
90
Transport
62
Environment
52
Investment
36

The bottom line

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

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Toggle the things that matter to you — see how SW12 9BE scores on each.

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Location

SW12 9BE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+7.4% vs London avg
vs London crime+73.0% vs London avg

Deep-dive guides for SW12 9BE

🛡️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 9BE 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 · 0 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 20 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Balham Nursery School

Not inspected · 6 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

112.5 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+74% vs borough

Crime by type

Other38%
Violence & sexual offences19%
Anti-social behaviour12%
Burglary10%
Vehicle crime8%
Theft5%
Robbery4%
Drug offences3%

Road safety

89

Road safety score

7

Accidents (5yr)

1

KSI (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Tooting Fire Station · 750m

Crime is +73% 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£12,596/m²
Price per ft²£1,170/ft²
Avg floor area97.1 m²

EPC breakdown

A
1%
B
15%
C
9%
D
4%
E
4%
G
1%

Based on 34 properties · Confidence: high

Street mix

Terraced 44%Flat 31%Other 25%

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£242,750
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)
RoofAverage thermal transmittance 0.13 W/m²K
Heating fuelGas: mains gas
GlazingFully double glazed
Council tax band Band DAnnual charge £845
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2024 · CAGR

+8%

Total change

+586%

Market Activity

Price Velocity & Acceleration

Current Velocity

+20.6%

per year

Acceleration

+23.32

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £500k–£600k · 12 sales

Property Type Mix

Total: 12 sales

Terraced58.3%
Flat/maisonette41.7%

By decade

1990s

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£192k£192k+0%2
Post-dot-com plateau2004–2004£280k£280k+0%1
Pre-crash peak2007–2007£355k£355k+0%1
Pandemic surge2021–2021£572k£572k+0%1
Rate-rise correction2022–2023£1.12m£1.09m-2.7%3
Current market2024–2024£1.31m£1.31m+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 5

Very Good

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

Nearby stations

Balham Underground StationNorthern
2 min walk
BalhamNational Rail
2 min walk
Tooting Bec Underground StationNorthern
10 min walk
Clapham South Underground StationNorthern
16 min walk
Tooting Broadway Underground StationNorthern
23 min walk
2 bus routes · 6 stops within 400m · 80 buses/hr peak

61

Walkability score

124

Footpaths (500m)

0

Santander docks (800m)

0.9 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

6

Car parks (800m)

1

EV chargers (800m)

Nearest car park204m
Santander docks (800m)0
Nearest cycle dock0.9 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.4 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): None recorded

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

22 min walk

91%

Recommend GP

91%

Overall GP experience

0

GPs within 1km

12

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSpringfield University Hospital · 1.3 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.1 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)

6

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

7

Sports (1km)

1

Convenience

Nearest supermarketTolian's · 815 m
2 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

6

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

544m

Post office

Nearby shops

Costcutter325 m
Milan's332 m
Tesco Express353 m
We Brought Beer357 m

Nearby cafes

Jefferson's Balham5 m
The Nightingale8 m
Spicy Noodles Cafe18 m
GAIL's119 m

Nearby restaurants

Bucci28 m
The Honest Italian36 m
Gurkhas77 m
Lamberts114 m

Nearby pubs

Ega Alter12 m
Firefly Bar and Thai Kitchen108 m
The Cyclist239 m
Exhibit248 m

Nearby gyms

Balham Leisure Centre126 m
Revive545 m
Moreyoga625 m
Fitness First683 m

Nearby pharmacies

Day Lewis Pharmacy213 m
Superdrug300 m
Dexpharm337 m
Pharmalite Pharmacy680 m

Nearby health

Balham Dental Care262 m
Ten Dental Health386 m
Dental Clinique736 m
Macmillan Way Medical Centre1.1 km
Food hygiene (5-star)69% of 185

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

36

Investment score

Weak

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

Low gross yield (1.7%) 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
1.7% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score27/100
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

4/100

Velocity score

Future outlook

70.6

Price growth score

B
Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score24/100
Bakerloo Extension route7,081m
Crossrail 2 route2,159m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,320 nationally

1,733

Est. population

12,921/km²

74%

Employed

69%

Degree educated

£45,100

Median income

2.4%

Claimant rate

Urban coreHigh densityYoung professionals

37

Community stability

Age profile

16%
41%
18%
14%
Under 1816%
18–3441%
35–4918%
50–6414%
65+12%

Tenure

18%
24%
39%
18%
Own outright18%
Own (mortgage)24%
Private rent39%
Social rent18%
Shared ownership1%
Rent free0%

Ethnicity

54%
18%
White British54%
White Other18%
Asian11%
Black8%
Mixed6%
Other2%

Employment & lifestyle

Managerial / professional61%
Routine / semi-routine10%
No car household54%
Unemployed3%
No qualifications9%

Housing tenure (Census 2021)

Private rent39%
Social rent18%

vs. London

Income vs London+7.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
7
Planning apps (12 months)
37
Planning apps (3 years)
32
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)
2

Housing pipeline (800m)

Homes approved
3
Under construction
3
Completed (3yr)
47
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
209, 209, BALHAM HIGH ROAD, SW17 7BQ30 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 9BE

Full postcodeSW12 9BE
Postcode districtSW12
BoroughLondon Borough of Wandsworth
WardSouth Balham
Latitude51.441719
Longitude-0.153967
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
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