Balham · Wandsworth · Battersea constituency · 51.44856, -0.14663

SW12 9PS— Balham, Wandsworth

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

The practical family move

 

Top 8% LondonSchools 100%Safety 82/100Transport 57/100Low yield 3.00%

Best for: Families

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Strong for families — high safety and school scores

Liveability
74
Safety
82
Schools
95
Transport
57
Environment
66
Investment
48

The bottom line

SW12 9PS offers exceptional schools (100% Good/Outstanding) and low crime at £759,000 median — a strong choice for Families.

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Location

SW12 9PS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London avg price+46.0% vs London avg
vs London income+29.5% vs London avg
vs London crime-16.0% vs London avg

Deep-dive guides for SW12 9PS

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

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How SW12 9PS 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 · 3 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 · 7 min walk

8 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

54.7 incidents per 1,000 residents

Better than 59% of London
→ Stable

-16% vs borough

Crime by type

Other29%
Anti-social behaviour23%
Violence & sexual offences23%
Vehicle crime11%
Burglary7%
Drug offences4%
Robbery2%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

8

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Clapham Fire Station · 1.9km

Crime is 16% below London average

Property

2 Jul

Prices, sales volume and market trends

£759,000

Median sale price

Top 25% — 46% above London median

£759,000 is 46% above the London median (£520,000)

+79.0%

This year

Flat

Dominant type

Price history

5-year change
-11.7%
Sales (24 months)8
New build0.0%
Avg terraced£1,285,000
Avg flat£718,000
Price per m²£9,167/m²
Price per ft²£852/ft²
Avg floor area85.8 m²

EPC breakdown

C
24%
D
31%
E
4%

Based on 59 properties · Confidence: high

Street mix

Terraced 32%Flat 66%Other 2%

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£25,450
First-time buyerFTB
£25,450
Additional propertyBTL/2nd
£48,220

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

14.0×

Price-to-income

£3,797/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Rebuild cost estimate£214,500
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingPartial double glazing
Council tax band Band DAnnual charge £845
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.9%

Total change

+884%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.5%

per year

Acceleration

-7.51

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £450k–£500k · 140 sales

Property Type Mix

Total: 140 sales

Terraced32.9%
Flat/maisonette67.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£73k£183k+149.2%6.3
Post-dot-com plateau2001–2004£180k£247k+37.4%5.5
Pre-crash peak2005–2007£370k£352k-5%4.7
GFC & correction2008–2012£385k£620k+61%5
Help-to-Buy recovery2013–2016£410k£1.04m+153.5%3.2
Brexit uncertainty2017–2019£869k£660k-24%3.7
Pandemic surge2020–2021£750k£859k+14.6%4.5
Rate-rise correction2022–2023£645k£813k+26%2.5
Current market2024–2025£797k£721k-9.5%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
7.5%
District
7.5%
Terraced+0% α
Local
9.6%
District
9.6%

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

Buyer vs Seller Score

Composite market conditions index 0–100

72out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing14
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

Clapham South Underground StationNorthern
6 min walk
BalhamNational Rail
9 min walk
Balham Underground StationNorthern
9 min walk
Clapham Common Underground StationNorthern
20 min walk
Tooting Bec Underground StationNorthern
21 min walk
No bus stops within 400m

62

Walkability score

144

Footpaths (500m)

1

Santander docks (800m)

0.3 km

Nearest cycle dock

Central London commute times

London Bridge45 min ↑
Victoria ★33 min
Waterloo40 min ↑
Canary Wharf54 min ↑
City47 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

8

Car parks (800m)

0

EV chargers (800m)

Nearest car park71m
Santander docks (800m)1
Nearest cycle dock0.3 km

Nearby car parks

🅿️
Tesco Car Park· no
465m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 4.5 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 70%
Less green space than 95% of London

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

11 min walk

91%

Recommend GP

91%

Overall GP experience

1

GPs within 1km

13

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSpringfield University Hospital · 2.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

62

Parks (1km)

35

Restaurants (800m)

12

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

14

Sports (1km)

2

Convenience

Nearest supermarketCo-op Food · 125 m
8 tennis courts4 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)

341m

Post office

Nearby shops

Londis271 m
Majestic329 m
Sainsbury's Local426 m
Costcutter448 m

Nearby cafes

Lockdown Bakehouse311 m
The Georgian405 m
Costa456 m
SHED Clapham South476 m

Nearby restaurants

Himalaya Indian Takeaway158 m
Burger King228 m
The Avalon253 m
Domino’s Pizza266 m

Nearby pubs

The Devonshire248 m
The Grove308 m
Balham House354 m
Bob's Courtyard Bar358 m

Nearby gyms

SpinWorks119 m
PlayFit Sports Club259 m
Grappler's Den477 m
Semokwan Hapkido Academy792 m

Nearby pharmacies

Pharmalite Pharmacy509 m
Superdrug628 m
Dexpharm798 m

Nearby health

Dental Clinique207 m
Clapham South Dental451 m
Ten Dental Health542 m
Balham Dental Care689 m
Food hygiene (5-star)66% of 180

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

48

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
3.0% (average)London avg: 3.8%Below average yield — bottom 62%
Gentrification score23/100
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

72.7

Price growth score

B
Low

Development pressure

Low

New supply risk

High investment qualityLow-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score24/100
Bakerloo Extension route6,165m
Crossrail 2 route2,255m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 26,061 nationally

1,773

Est. population

20,421/km²

76%

Employed

71%

Degree educated

£54,400

Median income

2.0%

Claimant rate

Urban coreVery high densityYoung professionals

42

Community stability

Age profile

16%
41%
22%
Under 1816%
18–3441%
35–4922%
50–6412%
65+10%

Tenure

19%
33%
34%
13%
Own outright19%
Own (mortgage)33%
Private rent34%
Social rent13%
Shared ownership1%
Rent free0%

Ethnicity

59%
17%
White British59%
White Other17%
Asian11%
Black6%
Mixed5%
Other2%

Employment & lifestyle

Managerial / professional65%
Routine / semi-routine9%
No car household48%
Unemployed3%
No qualifications9%

Housing tenure (Census 2021)

Private rent34%
Social rent13%

vs. London

Income vs London+29.5%
Price vs London+46.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
13
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
25
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)
83
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
36a & 51-51a, 10, Balham New Road, London, SW12 9PG52 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£759,000)

£25,450

Standard buyer

£25,450

First-time buyer

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 9PS

Full postcodeSW12 9PS
Postcode districtSW12
BoroughLondon Borough of Wandsworth
WardBalham
Latitude51.448563
Longitude-0.146625
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