Balham · Wandsworth · Battersea constituency · 51.44903, -0.14685

SW12 9PU— Balham, Wandsworth

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

The hidden gem

 

Top 5% LondonSchools 100%Safety 79/100Transport 54/100Low yield 3.16%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
75
Safety
79
Schools
95
Transport
54
Environment
60
Investment
52

The bottom line

SW12 9PU offers exceptional schools (100% Good/Outstanding) and low crime at £722,125 median — a strong choice for Families.

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Location

SW12 9PU

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+38.9% vs London avg
vs London income+29.5% vs London avg
vs London crime-41.0% vs London avg

Deep-dive guides for SW12 9PU

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

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“The hidden gem”

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How SW12 9PU 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 22 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Balham Nursery School

Not inspected · 8 min walk

8 primaries · 2 secondaries · 1 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

99

Road safety score

1

Accidents (5yr)

9

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Clapham Fire Station · 1.8km

Crime is 41% below London average

Property

2 Jul

Prices, sales volume and market trends

£722,125

Median sale price

Above London median by 39%

£722,125 is 39% above the London median (£520,000)

-21.6%

This year

Flat

Dominant type

Price history

5-year change
+27.0%
Sales (24 months)8
New build0.0%
Avg terraced£725,000
Avg flat£719,250
Price per m²£11,178/m²
Price per ft²£1,039/ft²
Avg floor area66.2 m²

EPC breakdown

B
4%
C
18%
D
21%
E
3%

Based on 46 properties · Confidence: high

Street mix

Semi 1%Terraced 3%Flat 94%Other 3%

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£23,606
First-time buyerFTB
£23,606
Additional propertyBTL/2nd
£45,270

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

13.3×

Price-to-income

£3,612/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Rebuild cost estimate£165,500
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)
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

+6.2%

Total change

+544%

Market Activity

Price Velocity & Acceleration

Current Velocity

-29.0%

per year

Acceleration

-26.94

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £600k–£700k · 109 sales

Property Type Mix

Total: 109 sales

Semi-detached0.9%
Terraced2.8%
Flat/maisonette96.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£80k£200k+150%4.7
Post-dot-com plateau2001–2004£184k£250k+35.7%5
Pre-crash peak2005–2007£270k£173k-36.1%3.7
GFC & correction2008–2012£310k£351k+13.1%2.2
Help-to-Buy recovery2013–2016£500k£480k-4%2
Brexit uncertainty2017–2018£650k£534k-17.9%7.5
Pandemic surge2020–2021£675k£569k-15.8%2.5
Rate-rise correction2023–2023£665k£665k+0%2
Current market2024–2026£740k£515k-30.4%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
7.6%
District
7.6%

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 Velocity100
Sales Volume15
Seasonal Timing0
Trend Position100

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
4.9 min walk
Balham

Nearby stations

Clapham South Underground StationNorthern
5 min walk
BalhamNational Rail
9 min walk
Balham Underground StationNorthern
10 min walk
Clapham Common Underground StationNorthern
19 min walk
Tooting Bec Underground StationNorthern
22 min walk
No bus stops within 400m

64

Walkability score

149

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 park122m
Santander docks (800m)1
Nearest cycle dock0.3 km

Nearby car parks

🅿️
Tesco Car Park· no
418m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 4.5 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 70%
Less green space than 94% 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 · 4.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

59

Parks (1km)

35

Restaurants (800m)

12

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

13

Sports (1km)

3

Convenience

Nearest supermarketCo-op Food · 116 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)

393m

Post office

Nearby shops

Majestic276 m
Londis297 m
Sainsbury's Local373 m
Costcutter395 m

Nearby cafes

Lockdown Bakehouse258 m
The Georgian352 m
Costa403 m
SHED Clapham South423 m

Nearby restaurants

Burger King174 m
Himalaya Indian Takeaway182 m
The Avalon200 m
Domino’s Pizza299 m

Nearby pubs

The Devonshire280 m
The Grove301 m
Balham House383 m
Bob's Courtyard Bar389 m

Nearby gyms

SpinWorks100 m
PlayFit Sports Club294 m
Grappler's Den528 m
Semokwan Hapkido Academy754 m

Nearby pharmacies

Pharmalite Pharmacy563 m
Superdrug658 m
Dexpharm845 m

Nearby health

Dental Clinique225 m
Clapham South Dental398 m
Ten Dental Health572 m
Balham Dental Care717 m
Food hygiene (5-star)67% of 176

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

52

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
3.2% (average)London avg: 3.8%Below average yield — bottom 58%
Gentrification score35/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition195
Sales last 12 months5

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

42/100

Velocity score

Future outlook

82.3

Price growth score

A
Low

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityLow-deprivation areaConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score24/100
Bakerloo Extension route6,130m
Crossrail 2 route2,217m

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%
Price vs London+38.9%

Planning

Conservation areas and development

Conservation area
Yes
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)
16
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)
80
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 (£722,125)

£23,606

Standard buyer

£23,606

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 9PU

Full postcodeSW12 9PU
Postcode districtSW12
BoroughLondon Borough of Wandsworth
WardBalham
Latitude51.449025
Longitude-0.146851
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