South Balham · Wandsworth · Battersea constituency · 51.43750, -0.14287

SW12 9LS— South Balham, Wandsworth

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

The family fortress

 

Schools 100%Safety 85/100Transport 41/100Yield 4.11%

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
67
Safety
85
Schools
100
Transport
41
Environment
96
Investment
50

The bottom line

SW12 9LS offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £555,000 median — a strong choice for Families.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how SW12 9LS 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 9LS meets your needs.

Location

SW12 9LS

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 avg price+6.7% vs London avg
vs London income+29.5% vs London avg
vs London crime-41.0% vs London avg

Deep-dive guides for SW12 9LS

🛡️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 9LS with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How SW12 9LS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Henry Cavendish Primary School

Outstanding · Inspected May 2024 · 10 min walk

KS2: 108.4

★★★

Secondary

La Retraite Roman Catholic Girls' School

Outstanding · Inspected Dec 2023 · 14 min walk

P8: +0.26A8: 52.1

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Balham Nursery School

Not inspected · 16 min walk

5 primaries · 0 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

38.6 incidents per 1,000 residents

Better than 72% of London
→ Stable

-40% vs borough

Crime by type

Violence & sexual offences31%
Anti-social behaviour22%
Other16%
Vehicle crime15%
Burglary7%
Robbery5%
Drug offences2%
Theft2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Tooting Fire Station · 1.4km

Crime is 41% below London average

Property

2 Jul

Prices, sales volume and market trends

£555,000

Median sale price

Above London median by 7%

£555,000 is 7% above the London median (£520,000)

+296.2%

This year

Flat

Dominant type

Price history

5-year change
-6.7%
Sales (24 months)8
New build0.0%
Avg detached£910,000
Avg semi-detached£2,100,000
Avg flat£540,000
Price per m²£7,016/m²
Price per ft²£652/ft²
Avg floor area78 m²

EPC breakdown

C
30%
D
46%
E
7%
G
2%

Based on 85 properties · Confidence: high

Street mix

Semi 10%Terraced 4%Detached 2%Flat 84%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

Stamp duty

Standard buyer£15,250
First-time buyerFTB
£6,500
Additional propertyBTL/2nd
£31,900

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

10.2×

Price-to-income

£2,776/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Rebuild cost estimate£195,000
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 CAnnual charge £751
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+11.6%

Total change

+2943%

Market Activity

Price Velocity & Acceleration

Current Velocity

+288.9%

per year

Acceleration

+301.05

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £500k–£600k · 123 sales

Property Type Mix

Total: 123 sales

Detached1.6%
Semi-detached9.8%
Terraced4.1%
Flat/maisonette84.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£69k£152k+120.3%4.2
Post-dot-com plateau2001–2004£169k£282k+67.4%4.2
Pre-crash peak2005–2007£233k£285k+22.4%5.3
GFC & correction2008–2012£320k£365k+14.1%2.6
Help-to-Buy recovery2013–2015£320k£467k+45.9%4.3
Brexit uncertainty2017–2019£730k£623k-14.7%5.3
Pandemic surge2020–2020£520k£520k+0%7
Rate-rise correction2022–2023£569k£703k+23.5%3
Current market2024–2026£615k£2.10m+241.6%3.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
7.1%
District
7.1%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
BalhamSouthern line
11.3 min walk
Balham→ Victoria· 13 tph
12 min

Nearby stations

BalhamNational Rail
12 min walk
Balham Underground StationNorthern
12 min walk
Tooting Bec Underground StationNorthern
15 min walk
Clapham South Underground StationNorthern
21 min walk
Tooting Broadway Underground StationNorthern
26 min walk
No bus stops within 400m

21

Walkability score

41

Footpaths (500m)

0

Santander docks (800m)

1.1 km

Nearest cycle dock

Central London commute times

London Bridge51 min ↑
Victoria ★34 min
Waterloo40 min ↑
Canary Wharf60 min ↑
City52 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

3

Car parks (800m)

1

EV chargers (800m)

Nearest car park399m
Santander docks (800m)0
Nearest cycle dock1.1 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: 17.0 µg/m³ · PM2.5: 14.0 µg/m³
Better than 93% of London
NoiseMEDIUM
rail · Rail Lden: 55 dB
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.6 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 28%
More green space than 99% of London

Nearest SSSI: Wimbledon Common SSSI — 6.5 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

21 min walk

91%

Recommend GP

91%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSpringfield University Hospital · 1.9 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

50

Parks (1km)

0

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

15

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Balham Lounge (688 m)

No restaurants within 800m — nearest: Ale & Spice (617 m)

Nearest supermarketCo-op Food · 1.3 km
8 tennis courts2 swimming pools3 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)

0

Cinemas (2km)

690m

Post office

Nearby shops

Variety Store505 m
Milan's647 m
Costcutter671 m
Cozy Corner776 m

Nearby cafes

Trailside Coffee446 m
Tooting Bec Lido Cafe596 m
Just Jenny's660 m
Hyde Farm765 m

Nearby restaurants

Ale & Spice617 m
Caminata636 m
Ocean642 m
Krua652 m

Nearby pubs

The Balham Lounge688 m
The Bedford736 m
Exhibit881 m
Lost & Found Bar982 m

Nearby gyms

Balham Boxing Club359 m
Tooting Bec Lido627 m
Woodfield Grove Tennis Club664 m
Balham Leisure Centre780 m

Nearby pharmacies

Dexpharm627 m
Pharmalite Pharmacy750 m

Nearby health

Macmillan Way Medical Centre881 m
Food hygiene (5-star)50% of 8

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

50

Investment score

Moderate

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
4.1% (average)London avg: 3.8%Above average yield
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition195
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+5.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

59.4

Price growth score

C
High

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score11/100
Bakerloo Extension route7,111m
Crossrail 2 route3,060m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 25,096 nationally

1,425

Est. population

18,169/km²

78%

Employed

72%

Degree educated

£54,400

Median income

2.8%

Claimant rate

Inner cityVery high densityYoung professionals

37

Community stability

Age profile

41%
23%
Under 1812%
18–3441%
35–4923%
50–6413%
65+11%

Tenure

16%
27%
38%
18%
Own outright16%
Own (mortgage)27%
Private rent38%
Social rent18%
Shared ownership1%
Rent free0%

Ethnicity

62%
17%
White British62%
White Other17%
Asian6%
Black7%
Mixed6%
Other2%

Employment & lifestyle

Managerial / professional64%
Routine / semi-routine9%
No car household52%
Unemployed3%
No qualifications8%

Housing tenure (Census 2021)

Private rent38%
Social rent18%

vs. London

Income vs London+29.5%
Price vs London+6.7%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
2
Planning apps (12 months)
12
Planning apps (3 years)
14
Local approval rate
67%
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
3
Under construction
3
Completed (3yr)
10
Largest scheme
9 homes · 10, 10, Fontenoy Road, SW12 9LU
Pipeline pressure
LOW

Named schemes (500m)

10, 10, Fontenoy Road, SW12 9LU9 homes
completed
208, 208, Bedford Hill, SW12 9HJ6 homes
completed
182, 182, Bedford Hill, SW12 9HL6 homes
completed
178, 178, Bedford Hill, SW12 9HL4 homes
completed
28, 28, Fontenoy Road, SW12 9LU4 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
20.4%
Election year
2026
MP
Marsha De Cordova (Labour)
MP majority
19,487
Constituency
Tooting

Councillors

Toby HopkinsLabour
Elizabeth Sophia SimosLabour

Stamp Duty & Affordability Calculator

Stamp duty on median price (£555,000)

£15,250

Standard buyer

£6,500

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

Live in SW12 9LS? 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 9LS.
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

What else could £555k buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track SW12 9LS

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

No spam. Unsubscribe anytime.

Key facts for SW12 9LS

Full postcodeSW12 9LS
Postcode districtSW12
BoroughLondon Borough of Wandsworth
WardSouth Balham
Latitude51.437497
Longitude-0.142872
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