South Balham · Wandsworth · Battersea constituency · 51.43805, -0.14456

SW12 9LU— South Balham, Wandsworth

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

The family fortress

 

Schools 100%Safety 85/100Transport 43/100Yield 3.67%

Best for: Families

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Strong for families — high safety and school scores

Liveability
68
Safety
85
Schools
100
Transport
43
Environment
96
Investment
47

The bottom line

SW12 9LU offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £621,886 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SW12 9LU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+19.6% vs London avg
vs London income+29.5% vs London avg
vs London crime-41.0% vs London avg

Deep-dive guides for SW12 9LU

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

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🚇 Well-Connected🎓 School Smart🌿 Green Lung📈 Up & Coming🔒 Very Safe

“The family fortress”

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How SW12 9LU 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 · 9 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 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Balham Nursery School

Not inspected · 14 min walk

7 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Tooting Fire Station · 1.3km

Crime is 41% below London average

Property

2 Jul

Prices, sales volume and market trends

£621,886

Median sale price

Above London median by 20%

£621,886 is 20% above the London median (£520,000)

+33.1%

This year

Flat

Dominant type

Price history

5-year change
+24.1%
Sales (24 months)8
New build0.0%
Avg flat£621,886
Price per m²£7,584/m²
Price per ft²£705/ft²
Avg floor area90.8 m²

EPC breakdown

A
1%
B
11%
C
24%
D
28%
E
5%
F
2%

Based on 71 properties · Confidence: high

Street mix

Semi 8%Terraced 7%Flat 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

Stamp duty

Standard buyer£18,594
First-time buyerFTB
£9,844
Additional propertyBTL/2nd
£37,251

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

11.4×

Price-to-income

£3,111/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Rebuild cost estimate£227,000
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 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

+3.4%

per year

Acceleration

-0.57

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £500k–£600k · 133 sales

Property Type Mix

Total: 133 sales

Semi-detached6.8%
Terraced6.8%
Flat/maisonette86.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£89k£165k+84.8%6.2
Post-dot-com plateau2001–2004£167k£276k+65.5%3.5
Pre-crash peak2005–2007£265k£328k+23.8%3.7
GFC & correction2008–2012£275k£572k+107.8%2.4
Help-to-Buy recovery2013–2016£423k£544k+28.8%5.2
Brexit uncertainty2017–2019£810k£634k-21.7%5.3
Pandemic surge2020–2021£610k£501k-17.8%3.5
Rate-rise correction2022–2023£738k£595k-19.4%3.5
Current market2024–2025£619k£640k+3.4%4

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
7.7%
District
7.7%
Terraced+0% α
Local
8.2%
District
8.2%

CAGR over 30yr 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 3

Moderate

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

Nearby stations

BalhamNational Rail
10 min walk
Balham Underground StationNorthern
10 min walk
Tooting Bec Underground StationNorthern
14 min walk
Clapham South Underground StationNorthern
20 min walk
Tooting Broadway Underground StationNorthern
25 min walk
No bus stops within 400m

22

Walkability score

48

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 park347m
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 waterLOW
Low
Air qualityLOW
NO₂: 17.0 µg/m³ · PM2.5: 14.0 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: 5.6 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 49%
More green space than 99% of London

Nearest SSSI: Wimbledon Common SSSI — 6.4 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

Nearest hospitalSpringfield University Hospital · 1.8 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

44

Parks (1km)

7

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

16

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Balham Lounge (567 m)

Nearest supermarketCo-op Food · 1.2 km
7 tennis courts3 swimming pools4 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)

622m

Post office

Nearby shops

Variety Store448 m
Milan's524 m
Costcutter549 m
Organic Butcher723 m

Nearby cafes

Trailside Coffee390 m
Just Jenny's592 m
Esquires Coffee648 m
Tooting Bec Lido Cafe705 m

Nearby restaurants

Ale & Spice493 m
Caminata513 m
Ocean519 m
Krua530 m

Nearby pubs

The Balham Lounge567 m
The Bedford618 m
Exhibit758 m
Ega Alter772 m

Nearby gyms

Balham Boxing Club330 m
Balham Leisure Centre649 m
Tooting Bec Lido734 m
Grappler's Den792 m

Nearby pharmacies

Dexpharm504 m
Pharmalite Pharmacy675 m
Superdrug880 m

Nearby health

Macmillan Way Medical Centre858 m
Balham Dental Care908 m
Ten Dental Health912 m
Dental Clinique1.1 km
Food hygiene (5-star)58% of 31

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

47

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
3.7% (average)London avg: 3.8%Above average yield
Gentrification score27/100
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

75.9

Price growth score

B
High

New supply risk

High investment qualityLow-deprivation areaConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score20/100
Bakerloo Extension route7,114m
Crossrail 2 route2,928m

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+19.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Planning apps (12 months)
16
Planning apps (3 years)
18
Local approval rate
88%
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)
19
Largest scheme
9 homes · 87-89, 87-89, Bedford Hill, 1a Byrne Road, SW12 9HD
Pipeline pressure
LOW

Named schemes (500m)

10, 10, Fontenoy Road, SW12 9LU9 homes
completed
16-18, 16-18, Byrne Road, SW12 9JD6 homes
completed
14, 14, Elmbourne Road, SW17 8JR6 homes
completed
208, 208, Bedford Hill, SW12 9HJ6 homes
completed
144, 144, Bedford Hill, SW12 9HW6 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 (£621,886)

£18,594

Standard buyer

£9,844

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.

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Key facts for SW12 9LU

Full postcodeSW12 9LU
Postcode districtSW12
BoroughLondon Borough of Wandsworth
WardSouth Balham
Latitude51.438045
Longitude-0.144562
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