Balham · Wandsworth · Battersea constituency · 51.44884, -0.14784

SW12 9DL— Balham, Wandsworth

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

The practical family move

 

Top 5% LondonSchools 100%Safety 82/100Transport 58/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
77
Safety
82
Schools
95
Transport
58
Environment
60
Investment
57

The bottom line

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

The catch: very high noise — check proximity to rail lines.

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

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Location

SW12 9DL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+29.5% vs London avg
vs London crime-16.0% vs London avg

Deep-dive guides for SW12 9DL

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

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Postcode Personality

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“The practical family move”

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How SW12 9DL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Alderbrook Primary School

Good · Inspected Jan 2024 · 2 min walk

KS2: 106.9

★★★

Secondary

La Retraite Roman Catholic Girls' School

Outstanding · Inspected Dec 2023 · 5 min walk

P8: +0.26A8: 52.1

100% of local schools rated Good or Outstanding · based on 22 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Balham Nursery School

Not inspected · 7 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

54.7 incidents per 1,000 residents

Better than 59% of London
→ Stable

-16% vs borough

Crime by type

Other29%
Anti-social behaviour23%
Violence & sexual offences23%
Vehicle crime11%
Burglary7%
Drug offences4%
Robbery2%
Theft1%

Road safety

82

Road safety score

10

Accidents (5yr)

2

KSI (5yr)

17

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Clapham Fire Station · 1.9km

Crime is 16% below 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£8,509/m²
Price per ft²£790/ft²
Avg floor area56.4 m²

EPC breakdown

B
1%
C
6%
D
17%

Based on 24 properties · Confidence: medium

Street mix

Terraced 6%Flat 92%Other 3%

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£141,000
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 DAnnual charge £845
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.2%

Total change

+708%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.8%

per year

Acceleration

-0.68

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £200k–£250k · 34 sales

Property Type Mix

Total: 34 sales

Terraced5.9%
Flat/maisonette94.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£60k£97k+61.7%1.8
Post-dot-com plateau2001–2003£134k£223k+66.4%2.7
Pre-crash peak2006–2006£264k£264k+0%2
GFC & correction2011–2011£377k£377k+0%1
Help-to-Buy recovery2013–2015£297k£380k+27.9%2.7
Brexit uncertainty2018–2018£370k£370k+0%2
Pandemic surge2021–2021£431k£431k+0%2
Rate-rise correction2023–2023£459k£459k+0%2
Current market2025–2025£485k£485k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
6.2%
District
6.2%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Clapham South Underground StationNorthern line
5.1 min walk
Balham

Nearby stations

Clapham South Underground StationNorthern
5 min walk
BalhamNational Rail
9 min walk
Balham Underground StationNorthern
9 min walk
Clapham Common Underground StationNorthern
20 min walk
Tooting Bec Underground StationNorthern
21 min walk
No bus stops within 400m

66

Walkability score

153

Footpaths (500m)

1

Santander docks (800m)

0.3 km

Nearest cycle dock

Central London commute times

London Bridge45 min ↑
Victoria ★33 min
Waterloo40 min ↑
Canary Wharf54 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

8

Car parks (800m)

0

EV chargers (800m)

Nearest car park125m
Santander docks (800m)1
Nearest cycle dock0.3 km

Nearby car parks

🅿️
Tesco Car Park· no
456m

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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.5 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 70%
Less green space than 94% of London

Nearest SSSI: Barn Elms Wetland Centre SSSI — 6.7 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

12 min walk

91%

Recommend GP

91%

Overall GP experience

1

GPs within 1km

14

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSpringfield University Hospital · 2.1 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 5.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

57

Parks (1km)

38

Restaurants (800m)

13

Cafes (800m)

4

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

15

Sports (1km)

3

Convenience

Nearest supermarketCo-op Food · 46 m
8 tennis courts1 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

319m

Post office

Nearby shops

Londis240 m
Majestic282 m
Sainsbury's Local393 m
Costcutter410 m

Nearby cafes

Lockdown Bakehouse275 m
The Georgian369 m
Costa424 m
SHED Clapham South440 m

Nearby restaurants

Himalaya Indian Takeaway131 m
Burger King191 m
The Avalon203 m
Domino’s Pizza250 m

Nearby pubs

The Grove230 m
The Devonshire231 m
Balham House329 m
Bob's Courtyard Bar336 m

Nearby gyms

SpinWorks30 m
PlayFit Sports Club348 m
Grappler's Den553 m
Semokwan Hapkido Academy807 m

Nearby pharmacies

Pharmalite Pharmacy564 m
Superdrug603 m
Dexpharm815 m

Nearby health

Dental Clinique165 m
Clapham South Dental418 m
Ten Dental Health516 m
Balham Dental Care659 m
Food hygiene (5-star)68% of 190

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

57

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
4.7% (good)London avg: 3.8%Strong yield — top 23% 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

8/100

Velocity score

Future outlook

77.3

Price growth score

B
Low

Development pressure

Low

New supply risk

High investment qualityLow-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score24/100
Bakerloo Extension route6,184m
Crossrail 2 route2,166m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 26,061 nationally

1,773

Est. population

20,421/km²

76%

Employed

71%

Degree educated

£54,400

Median income

2.0%

Claimant rate

Urban coreVery high densityYoung professionals

42

Community stability

Age profile

16%
41%
22%
Under 1816%
18–3441%
35–4922%
50–6412%
65+10%

Tenure

19%
33%
34%
13%
Own outright19%
Own (mortgage)33%
Private rent34%
Social rent13%
Shared ownership1%
Rent free0%

Ethnicity

59%
17%
White British59%
White Other17%
Asian11%
Black6%
Mixed5%
Other2%

Employment & lifestyle

Managerial / professional65%
Routine / semi-routine9%
No car household48%
Unemployed3%
No qualifications9%

Housing tenure (Census 2021)

Private rent34%
Social rent13%

vs. London

Income vs London+29.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
16
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
21
Planning apps (3 years)
29
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
2
Under construction
2
Completed (3yr)
90
Largest scheme
104 homes · Former South London Hospital For Women, Former South London Hospital For Women, Clapham Common South Side, SW4 9DF
Pipeline pressure
LOW

Named schemes (500m)

Former South London Hospital For Women, Former South London Hospital For Women, Clapham Common South Side, SW4 9DF104 homes
completed
3-5, 3-5, Nightingale Lane, SW4 9AF102 homes
completed
Section House 3-5, Section House 3-5, Nightingale Lane, SW4 9AH94 homes
completed
4-6, 4-6, Balham Hill, SW12 9EA62 homes
completed
36a & 51-51a, 10, Balham New Road, London, SW12 9PG52 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 9DL

Full postcodeSW12 9DL
Postcode districtSW12
BoroughLondon Borough of Wandsworth
WardBalham
Latitude51.448843
Longitude-0.147837
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