Balham · Wandsworth · Battersea constituency · 51.44642, -0.14733

SW12 9RB— Balham, Wandsworth

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

The practical family move

 

Top 5% LondonSchools 100%Safety 82/100Transport 58/100~4% yield · indicativeOnly 4 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
77
Safety
82
Schools
95
Transport
58
Environment
66
Investment
50

The bottom line

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

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Location

SW12 9RB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SW12 9RB

🛡️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 9RB 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 · 4 min walk

P8: +0.26A8: 52.1

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Balham Nursery School

Not inspected · 6 min walk

9 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Tooting Fire Station · 1.4km

Crime is 16% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 sales 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)4
New build0.0%
Price per m²£9,673/m²
Price per ft²£899/ft²
Avg floor area58.4 m²

EPC breakdown

B
22%
C
31%
D
19%
E
1%
F
2%

Based on 75 properties · Confidence: high

Street mix

Semi 7%Terraced 11%Flat 82%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

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£146,000
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
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

1995–2025 · CAGR

+7.3%

Total change

+729%

Market Activity

Price Velocity & Acceleration

Current Velocity

+26.1%

per year

Acceleration

+20.49

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £350k–£400k · 91 sales

Property Type Mix

Total: 91 sales

Semi-detached6.6%
Terraced11%
Flat/maisonette82.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£72k£158k+118.7%4
Post-dot-com plateau2001–2004£210k£240k+14.3%4.8
Pre-crash peak2005–2007£288k£490k+70.3%2.3
GFC & correction2009–2011£760k£373k-50.9%2
Help-to-Buy recovery2013–2016£301k£500k+65.9%4.5
Brexit uncertainty2017–2019£560k£500k-10.7%2.3
Pandemic surge2020–2021£544k£530k-2.6%2
Rate-rise correction2022–2023£450k£475k+5.6%3
Current market2025–2025£599k£599k+0%4

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Semi-detached

+0% alpha

Flat/maisonette+0% α
Local
7.5%
District
7.5%
Semi-detached+0% α
Local
51.7%
District
51.7%

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

Buyer vs Seller Score

Composite market conditions index 0–100

46out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing10
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
Balham Underground StationNorthern line
5.3 min walk
Balham→ Victoria· 13 tph
12 min

Nearby stations

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

61

Walkability score

157

Footpaths (500m)

1

Santander docks (800m)

0.5 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

9

Car parks (800m)

0

EV chargers (800m)

Nearest car park173m
Santander docks (800m)1
Nearest cycle dock0.5 km

Nearby car parks

🅿️
Tesco Car Park· no
709m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.8 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 40%
Less green space than 97% of London

Nearest SSSI: Wimbledon Common SSSI — 6.3 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

13 min walk

91%

Recommend GP

91%

Overall GP experience

0

GPs within 1km

14

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSpringfield University Hospital · 1.9 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

49

Parks (1km)

42

Restaurants (800m)

15

Cafes (800m)

3

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

15

Sports (1km)

2

Convenience

Nearest supermarketCo-op Food · 259 m
8 tennis courts1 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

D
1,353 licensed premises in borough670 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

179m

Post office

Nearby shops

Londis168 m
Organic Butcher272 m
We Brought Beer341 m
Costcutter512 m

Nearby cafes

M1LK326 m
Wicked Vegan347 m
Caffè Nero376 m
Just Jenny's402 m

Nearby restaurants

Domino’s Pizza129 m
Libano161 m
Himalaya Indian Takeaway166 m
Bombay Bicycle Chef173 m

Nearby pubs

The Devonshire129 m
Bob's Courtyard Bar189 m
Balham House195 m
Lost & Found Bar318 m

Nearby gyms

SpinWorks280 m
PlayFit Sports Club329 m
Grappler's Den358 m
Balham Leisure Centre660 m

Nearby pharmacies

Pharmalite Pharmacy305 m
Superdrug429 m
Dexpharm554 m
Day Lewis Pharmacy910 m

Nearby health

Dental Clinique186 m
Ten Dental Health351 m
Balham Dental Care498 m
Clapham South Dental687 m
Food hygiene (5-star)68% of 200

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

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
3.8% (average)London avg: 3.8%Above average yield
Gentrification score28/100
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

78.2

Price growth score

B
Low

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityLow-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score24/100
Bakerloo Extension route6,395m
Crossrail 2 route2,323m

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%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
11
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
29
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
4
Under construction
4
Completed (3yr)
94
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)

36a & 51-51a, 10, Balham New Road, London, SW12 9PG52 homes
completed
40 & 53, 40 & 53, Balham Hill, Oldridge Road, SW12 9EL52 homes
completed
BLUEPRINT APARTMENTS, 16, BLUEPRINT APARTMENTS, 16, BALHAM GROVE, SW12 8AZ50 homes
completed
60, 60, Oldridge Road, SW12 8PW43 homes
completed
73-79, 73-79, BALHAM HIGH ROAD, SW1224 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 9RB

Full postcodeSW12 9RB
Postcode districtSW12
BoroughLondon Borough of Wandsworth
WardBalham
Latitude51.446416
Longitude-0.147331
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