Balham · Wandsworth · Battersea constituency · 51.45009, -0.14502

SW12 9LH— Balham, Wandsworth

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

The practical family move

 

Top 5% LondonSchools 100%Safety 79/100Transport 56/100~2% yield · indicativeOnly 3 sales — thin data

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
76
Safety
79
Schools
95
Transport
56
Environment
67
Investment
40

The bottom line

SW12 9LH offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

Check your dealbreakers

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

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how SW12 9LH meets your needs.

Location

SW12 9LH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+29.5% vs London avg
vs London crime-41.0% vs London avg

Deep-dive guides for SW12 9LH

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare SW12 9LH with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

Share:WhatsAppShare on X

How SW12 9LH 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 · 5 min walk

KS2: 106.9

★★★

Secondary

La Retraite Roman Catholic Girls' School

Outstanding · Inspected Dec 2023 · 4 min walk

P8: +0.26A8: 52.1

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 · 10 min walk

6 primaries · 4 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

38.4 incidents per 1,000 residents

Better than 72% of London
↑ Rising 1220.0%

from a low base — still below London average

-41% vs borough

Crime by type

Vehicle crime24%
Other23%
Violence & sexual offences21%
Anti-social behaviour14%
Burglary11%
Drug offences5%
Theft3%
Robbery0%

Stop & search

1.2

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Clapham Fire Station · 1.7km

Crime is 41% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£13,819/m²
Price per ft²£1,284/ft²
Avg floor area100.6 m²

EPC breakdown

C
12%
D
30%
E
4%
F
1%

Based on 47 properties · Confidence: high

Street mix

Semi 6%Terraced 44%Detached 1%Flat 48%Other 1%

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£251,500
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)
RoofPitched, no insulation (assumed)
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

1995–2026 · CAGR

+9.4%

Total change

+1541%

Market Activity

Price Velocity & Acceleration

Current Velocity

+36.7%

per year

Acceleration

+20.96

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £250k–£300k · 109 sales

Property Type Mix

Total: 109 sales

Detached0.9%
Semi-detached6.4%
Terraced44%
Flat/maisonette48.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£91k£207k+128.7%5.3
Post-dot-com plateau2001–2004£357k£284k-20.4%5.5
Pre-crash peak2005–2007£291k£623k+113.9%3.7
GFC & correction2008–2012£675k£651k-3.6%3.2
Help-to-Buy recovery2013–2016£717k£785k+9.6%2.8
Brexit uncertainty2017–2017£1.23m£1.23m+0%3
Pandemic surge2020–2021£949k£628k-33.9%3
Rate-rise correction2022–2023£1.23m£1.09m-10.6%2
Current market2024–2026£938k£1.49m+58.3%1.3

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
7.8%
District
7.8%
Terraced+0% α
Local
7.2%
District
7.2%

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

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

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
4 min walk
Balham

Nearby stations

Clapham South Underground StationNorthern
4 min walk
BalhamNational Rail
12 min walk
Balham Underground StationNorthern
12 min walk
Clapham Common Underground StationNorthern
17 min walk
Tooting Bec Underground StationNorthern
24 min walk
No bus stops within 400m

57

Walkability score

166

Footpaths (500m)

1

Santander docks (800m)

0.3 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 park171m
Santander docks (800m)1
Nearest cycle dock0.3 km

Nearby car parks

🅿️
Tesco Car Park· no
292m

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: 17.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 93% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.3 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Barn Elms Wetland Centre SSSI — 6.8 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

9 min walk

91%

Recommend GP

91%

Overall GP experience

1

GPs within 1km

11

Dentists within 1km

1

Care homes (1km)

Nearest hospitalLambeth Hospital · 2.3 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

82

Parks (1km)

27

Restaurants (800m)

9

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

14

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Perky Nel (409 m)

Nearest supermarketCo-op Food · 285 m
9 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

331m

Post office

Nearby shops

Majestic259 m
Sainsbury's Local301 m
Costcutter333 m
M & J Town350 m

Nearby cafes

Lockdown Bakehouse219 m
The Georgian288 m
Costa324 m
SHED Clapham South352 m

Nearby restaurants

Burger King178 m
The Avalon218 m
The Urban Greek255 m
Morleys276 m

Nearby pubs

The Perky Nel409 m
The Devonshire451 m
The Grove462 m
Balham House555 m

Nearby gyms

SpinWorks263 m
PlayFit Sports Club290 m
Grappler's Den583 m
Semokwan Hapkido Academy590 m

Nearby pharmacies

Pharmalite Pharmacy666 m
Superdrug830 m
Dexpharm991 m

Nearby health

Clapham South Dental321 m
Dental Clinique399 m
Clapham Park Group Practice675 m
Ten Dental Health744 m
Food hygiene (5-star)64% of 141

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

E

High street health

Investment

Investment grade, yield and market outlook

40

Investment score

Moderate

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 score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition195
Sales last 12 months3

Rental market

High

Demand

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

67.7

Price growth score

B
Low

Development pressure

Low

New supply risk

Low-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score24/100
Bakerloo Extension route5,962m
Crossrail 2 route2,274m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 27,957 nationally

1,721

Est. population

29,051/km²

82%

Employed

80%

Degree educated

£54,400

Median income

1.7%

Claimant rate

Inner cityVery high densityYoung professionals

37

Community stability

Age profile

14%
52%
19%
Under 1814%
18–3452%
35–4919%
50–647%
65+8%

Tenure

20%
30%
44%
Own outright20%
Own (mortgage)30%
Private rent44%
Social rent5%
Shared ownership1%

Ethnicity

61%
16%
White British61%
White Other16%
Asian11%
Black4%
Mixed5%
Other2%

Employment & lifestyle

Managerial / professional72%
Routine / semi-routine7%
No car household44%
Unemployed3%
No qualifications4%

Housing tenure (Census 2021)

Private rent44%
Social rent5%

vs. London

Income vs London+29.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
15
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
22
Local approval rate
89%
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

Live in SW12 9LH? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for SW12 9LH.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Wandsworth with nearby boroughs:

Wandsworth vs LambethWandsworth vs MertonWandsworth vs CroydonWandsworth vs Hammersmith And Fulham

Similar postcodes

Frequently asked questions

📍 Track SW12 9LH

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for SW12 9LH

Full postcodeSW12 9LH
Postcode districtSW12
BoroughLondon Borough of Wandsworth
WardBalham
Latitude51.450094
Longitude-0.145023
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