Balham · Wandsworth · Battersea constituency · 51.45141, -0.14742

SW12 9DR— Balham, Wandsworth

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

High-connectivity investment target

 

Top 10% LondonSchools 100%Safety 70/100Transport 59/100~6% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
73
Safety
70
Schools
95
Transport
59
Environment
62
Investment
61

The bottom line

SW12 9DR 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 9DR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+32.9% vs London avg
vs London crime+100.0% vs London avg

Deep-dive guides for SW12 9DR

🛡️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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“High-connectivity investment target”

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How SW12 9DR 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 · 4 min walk

KS2: 106.9

★★★

Secondary

La Retraite Roman Catholic Girls' School

Outstanding · Inspected Dec 2023 · 7 min walk

P8: +0.26A8: 52.1

100% of local schools rated Good or Outstanding · based on 23 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Balham Nursery School

Not inspected · 9 min walk

4 primaries · 3 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

130.2 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+101% vs borough

Crime by type

Other39%
Violence & sexual offences19%
Anti-social behaviour11%
Vehicle crime8%
Burglary8%
Theft7%
Robbery6%
Drug offences2%

Road safety

86

Road safety score

6

Accidents (5yr)

2

KSI (5yr)

12

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Clapham Fire Station · 1.6km

Crime is +100% 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£5,925/m²
Price per ft²£550/ft²
Avg floor area73.5 m²

EPC breakdown

B
1%
C
9%
D
6%
E
2%

Based on 18 properties · Confidence: medium

Street mix

Terraced 26%Flat 65%Other 9%

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£183,750
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)
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

+6.8%

Total change

+619%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.5%

per year

Acceleration

+17.39

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £500k–£600k · 21 sales

Property Type Mix

Total: 21 sales

Terraced28.6%
Flat/maisonette71.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£57k£170k+198.2%1
Post-dot-com plateau2002–2003£189k£230k+21.7%2
Pre-crash peak2005–2005£203k£203k+0%1
GFC & correction2011–2011£380k£380k+0%6
Help-to-Buy recovery2014–2015£375k£567k+51.3%1.5
Pandemic surge2020–2020£470k£470k+0%1
Rate-rise correction2023–2023£400k£400k+0%1
Current market2025–2025£410k£410k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
10.5%
District
10.5%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Clapham South Underground StationNorthern
2 min walk
BalhamNational Rail
12 min walk
Balham Underground StationNorthern
12 min walk
Clapham Common Underground StationNorthern
16 min walk
Clapham High Street Rail StationWindrush
23 min walk
No bus stops within 400m

62

Walkability score

175

Footpaths (500m)

2

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge37 min ↑
Victoria ★31 min
Waterloo33 min ↓
Canary Wharf47 min ↑
City38 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

10

Car parks (800m)

0

EV chargers (800m)

Nearest car park69m
Santander docks (800m)2
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Tesco Car Park· no
192m

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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.2 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Barn Elms Wetland Centre SSSI — 6.6 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

TRINITY HOSPICE

30 CLAPHAM COMMON, NORTH SIDE, SW4 0RN

15 min walk

1

GPs within 1km

12

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSpringfield University Hospital · 2.3 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 5.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

58

Parks (1km)

20

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

13

Sports (1km)

5

Convenience

Nearest supermarketTesco · 223 m
8 tennis courts3 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)

1

Cinemas (2km)

125m

Post office

Nearby shops

Majestic50 m
Sainsbury's Local107 m
Costcutter127 m
M & J Town151 m

Nearby cafes

Lockdown Bakehouse13 m
The Georgian84 m
Costa137 m
SHED Clapham South155 m

Nearby restaurants

The Urban Greek44 m
Morleys64 m
The Avalon93 m
Burger King97 m

Nearby pubs

The Perky Nel260 m
The Grove424 m
The Devonshire513 m
The Rookery589 m

Nearby gyms

SpinWorks289 m
PlayFit Sports Club502 m
Semokwan Hapkido Academy566 m
Grappler's Den779 m

Nearby pharmacies

Pharmalite Pharmacy830 m
Superdrug870 m
Dexpharm1.1 km

Nearby health

Clapham South Dental132 m
Dental Clinique439 m
Ten Dental Health784 m
Balham Dental Care918 m
Food hygiene (5-star)64% of 127

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

61

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
5.6% (good)London avg: 3.8%Strong yield — top 14% of London
Gentrification score22/100
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

72.8

Price growth score

B
Low

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score24/100
Bakerloo Extension route5,928m
Crossrail 2 route2,058m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,491 nationally

1,812

Est. population

15,140/km²

76%

Employed

72%

Degree educated

£55,800

Median income

2.7%

Claimant rate

Inner cityVery high densityYoung professionals

29

Community stability

Age profile

49%
21%
Under 1812%
18–3449%
35–4921%
50–6411%
65+8%

Tenure

15%
18%
51%
15%
Own outright15%
Own (mortgage)18%
Private rent52%
Social rent15%
Shared ownership1%

Ethnicity

51%
22%
White British51%
White Other22%
Asian11%
Black7%
Mixed7%
Other3%

Employment & lifestyle

Managerial / professional63%
Routine / semi-routine9%
No car household59%
Unemployed4%
No qualifications6%

Housing tenure (Census 2021)

Private rent52%
Social rent15%

vs. London

Income vs London+32.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
20
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
19
Planning apps (3 years)
21
Local approval rate
95%
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)
63
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
40 & 53, 40 & 53, Balham Hill, Oldridge Road, SW12 9EL52 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 9DR

Full postcodeSW12 9DR
Postcode districtSW12
BoroughLondon Borough of Wandsworth
WardBalham
Latitude51.451408
Longitude-0.147417
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