Balham · Wandsworth · Battersea constituency · 51.45049, -0.14704

SW12 9LL— Balham, Wandsworth

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

The practical family move

 

Top 13% LondonSchools 100%Safety 70/100Transport 57/100~2% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
72
Safety
70
Schools
95
Transport
57
Environment
62
Investment
38

The bottom line

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

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Location

SW12 9LL

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

Deep-dive guides for SW12 9LL

🛡️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 9LL 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 · 5 min walk

P8: +0.26A8: 52.1

100% of local schools rated Good or Outstanding · based on 24 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

100

Road safety score

0

Accidents (5yr)

10

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Clapham Fire Station · 1.7km

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£8,581/m²
Price per ft²£797/ft²
Avg floor area128 m²

EPC breakdown

C
6%

Based on 6 properties · Confidence: low

Street mix

Semi 14%Terraced 86%

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£320,000
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
RoofPitched, insulated (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £845
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2025 · CAGR

+5.3%

Total change

+306%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.4%

per year

Acceleration

-4.06

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £350k–£400k · 21 sales

Property Type Mix

Total: 21 sales

Semi-detached14.3%
Terraced85.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£255k£405k+58.8%4
Post-dot-com plateau2001–2004£383k£460k+20.3%1.8
Pre-crash peak2005–2006£500k£550k+10%1
Help-to-Buy recovery2015–2015£915k£915k+0%1
Pandemic surge2020–2020£992k£992k+0%2
Current market2025–2025£1.04m£1.04m+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
6.4%
District
6.4%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Seasonal Timing0
Trend Position75

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
2.9 min walk
Balham

Nearby stations

Clapham South Underground StationNorthern
3 min walk
BalhamNational Rail
11 min walk
Balham Underground StationNorthern
11 min walk
Clapham Common Underground StationNorthern
17 min walk
Tooting Bec Underground StationNorthern
23 min walk
No bus stops within 400m

63

Walkability score

172

Footpaths (500m)

2

Santander docks (800m)

0.2 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)

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Parking & EV

Car parks, spaces and charging points

10

Car parks (800m)

0

EV chargers (800m)

Nearest car park32m
Santander docks (800m)2
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Tesco Car Park· no
265m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 22.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 87% 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 AONB9% green spaceTree canopy: 70%
Below average green space

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

TRINITY HOSPICE

30 CLAPHAM COMMON, NORTH SIDE, SW4 0RN

16 min walk

1

GPs within 1km

12

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSpringfield University Hospital · 2.2 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 5.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

58

Parks (1km)

22

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

13

Sports (1km)

5

Convenience

Nearest supermarketCo-op Food · 227 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)

230m

Post office

Nearby shops

Majestic124 m
Sainsbury's Local210 m
Costcutter232 m
M & J Town256 m

Nearby cafes

Lockdown Bakehouse96 m
The Georgian188 m
Costa239 m
SHED Clapham South259 m

Nearby restaurants

Burger King31 m
The Avalon71 m
The Urban Greek148 m
Morleys169 m

Nearby pubs

The Perky Nel355 m
The Grove367 m
The Devonshire423 m
Balham House518 m

Nearby gyms

SpinWorks200 m
PlayFit Sports Club407 m
Semokwan Hapkido Academy624 m
Grappler's Den676 m

Nearby pharmacies

Pharmalite Pharmacy725 m
Superdrug790 m
Dexpharm1.0 km

Nearby health

Clapham South Dental234 m
Dental Clinique353 m
Ten Dental Health704 m
Balham Dental Care843 m
Food hygiene (5-star)63% of 144

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

38

Investment score

Weak

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

Low gross yield (2.2%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,900London avg: £1,950/mo
Gross yield
2.2% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition195
Sales last 12 months1

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

62.1

Price growth score

C
Low

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score24/100
Bakerloo Extension route5,999m
Crossrail 2 route2,129m

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)
18
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)
26
Local approval rate
94%
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)
73
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 9LL

Full postcodeSW12 9LL
Postcode districtSW12
BoroughLondon Borough of Wandsworth
WardBalham
Latitude51.450494
Longitude-0.147036
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