Balham · Wandsworth · Battersea constituency · 51.44590, -0.14679

SW12 9RD— Balham, Wandsworth

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

The practical family move

 

Top 5% LondonSchools 100%Safety 82/100Transport 58/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
77
Safety
82
Schools
95
Transport
58
Environment
66
Investment
49

The bottom line

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

Check your dealbreakers

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

Location

SW12 9RD

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 9RD

🛡️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 9RD with:

Postcode Personality

🚇 Hyper-Connected🎓 School Smart🔒 Very Safe🍕 Buzzing

“The practical family move”

Share:WhatsAppShare on X

How SW12 9RD 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 · 5 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 · 7 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)

2

Serious within 200m

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 1 sale 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)1
New build0.0%
Price per m²£6,163/m²
Price per ft²£573/ft²
Avg floor area98.9 m²

EPC breakdown

B
1%
C
15%
D
14%
E
6%

Based on 36 properties · Confidence: high

Street mix

Semi 11%Terraced 40%Flat 49%

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£247,250
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

1995–2026 · CAGR

+4.3%

Total change

+267%

Market Activity

Price Velocity & Acceleration

Current Velocity

-59.9%

per year

Acceleration

-57.83

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £200k–£250k · 46 sales

Property Type Mix

Total: 46 sales

Semi-detached10.9%
Terraced41.3%
Flat/maisonette47.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£168k£170k+1%2.2
Post-dot-com plateau2001–2004£205k£383k+86.6%2.2
Pre-crash peak2006–2007£762k£568k-25.5%1.5
GFC & correction2008–2012£605k£960k+58.7%1.5
Help-to-Buy recovery2013–2016£367k£1.35m+267.8%1.7
Brexit uncertainty2017–2018£475k£1.46m+207.9%2
Pandemic surge2020–2021£883k£545k-38.2%2.5
Rate-rise correction2023–2023£1.57m£1.57m+0%2
Current market2024–2026£1.54m£618k-59.9%1

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
7.2%
District
7.2%
Terraced+0% α
Local
8.3%
District
8.3%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
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
5.2 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

59

Walkability score

143

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 park225m
Santander docks (800m)1
Nearest cycle dock0.5 km

Nearby car parks

🅿️
Tesco Car Park· no
760m

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

Aircraft noise

-3.4028234663852886e+38 dBLOW

Heathrow Lden

DEFRA Round 4 noise contours. Lden = day-evening-night weighted average.

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: 49%
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

41

Parks (1km)

41

Restaurants (800m)

15

Cafes (800m)

3

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

10

Sports (1km)

3

Convenience

Nearest supermarketCo-op Food · 325 m
3 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)

220m

Post office

Nearby shops

Organic Butcher204 m
Londis228 m
We Brought Beer334 m
Costcutter470 m

Nearby cafes

M1LK323 m
Just Jenny's334 m
Wicked Vegan346 m
Esquires Coffee379 m

Nearby restaurants

Domino’s Pizza187 m
Aoki194 m
Libano213 m
Bombay Bicycle Chef216 m

Nearby pubs

The Devonshire190 m
Bob's Courtyard Bar226 m
Balham House236 m
Lost & Found Bar321 m

Nearby gyms

Grappler's Den302 m
PlayFit Sports Club329 m
SpinWorks345 m
Balham Leisure Centre634 m

Nearby pharmacies

Pharmalite Pharmacy237 m
Superdrug433 m
Dexpharm509 m
Day Lewis Pharmacy893 m

Nearby health

Dental Clinique254 m
Ten Dental Health363 m
Balham Dental Care504 m
Clapham South Dental745 m
Food hygiene (5-star)68% of 194

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

49

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 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

69.7

Price growth score

B
Low

Development pressure

Low

New supply risk

Strong gentrification momentumLow-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score24/100
Bakerloo Extension route6,425m
Crossrail 2 route2,383m

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)
9
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
30
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)
88
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)

40 & 53, 40 & 53, Balham Hill, Oldridge Road, SW12 9EL52 homes
completed
36a & 51-51a, 10, Balham New Road, London, SW12 9PG52 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

Live in SW12 9RD? 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 9RD.
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

Similar postcodes

Frequently asked questions

📍 Track SW12 9RD

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

No spam. Unsubscribe anytime.

Key facts for SW12 9RD

Full postcodeSW12 9RD
Postcode districtSW12
BoroughLondon Borough of Wandsworth
WardBalham
Latitude51.445904
Longitude-0.146790
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