Balham · Wandsworth · Battersea constituency · 51.44405, -0.15091

SW12 9RJ— Balham, Wandsworth

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

Capital growth story in progress

 

Bottom 25% LondonSchools 100%Safety 57/100Transport 63/100Yield 3.83%

Best for: Most buyers

Compare areas

Strong, well-rated schools set this area apart

Liveability
69
Safety
57
Schools
90
Transport
63
Environment
52
Investment
58

The bottom line

SW12 9RJ offers exceptional schools (100% Good/Outstanding) at £595,000 median — a strong choice for Most buyers.

Less suited to Families.

Check your dealbreakers

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

Location

SW12 9RJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price+14.4% vs London avg
vs London income+32.9% vs London avg
vs London crime+223.0% vs London avg

Deep-dive guides for SW12 9RJ

🛡️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 9RJ with:

Postcode Personality

🚇 Hyper-Connected🎓 School Smart📈 Up & Coming🍕 Buzzing

“Capital growth story in progress”

Share:WhatsAppShare on X

How SW12 9RJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Ravenstone Primary School

Good · Inspected Sept 2023 · 4 min walk

KS2: 106.5

—

Secondary

Chestnut Grove Academy

Not yet inspected · 4 min walk

P8: +0.43A8: 57.3

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Balham Nursery School

Not inspected · 4 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

209.7 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+224% vs borough

Crime by type

Other41%
Violence & sexual offences17%
Anti-social behaviour13%
Theft9%
Vehicle crime6%
Robbery5%
Burglary5%
Drug offences3%

Road safety

100

Road safety score

0

Accidents (5yr)

7

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Tooting Fire Station · 1.1km

Crime is +223% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£595,000

Median sale price

Above London median by 14%

£595,000 is 14% above the London median (£520,000)

+7.9%

This year

Flat

Dominant type

Price history

5-year change
+27.3%
Sales (24 months)5
New build0.0%
Avg flat£595,000
Price per m²£9,505/m²
Price per ft²£883/ft²
Avg floor area62.6 m²

EPC breakdown

C
15%
D
14%
E
3%

Based on 32 properties · Confidence: high

Street mix

Flat 100%

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£17,250
First-time buyerFTB
£8,500
Additional propertyBTL/2nd
£35,100

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

10.7×

Price-to-income

£2,976/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Rebuild cost estimate£156,500
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)
GlazingSingle glazed
Council tax band Band CAnnual charge £751
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+7.2%

Total change

+646%

Market Activity

Price Velocity & Acceleration

Current Velocity

-28.8%

per year

Acceleration

-83.59

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £500k–£600k · 67 sales

Property Type Mix

Total: 67 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£58k£110k+89.7%2.4
Post-dot-com plateau2001–2004£157k£206k+31.2%3.2
Pre-crash peak2005–2006£168k£245k+46%2.5
GFC & correction2008–2012£290k£249k-14.2%1.4
Help-to-Buy recovery2013–2016£398k£225k-43.4%3
Brexit uncertainty2017–2019£431k£510k+18.3%2.3
Pandemic surge2020–2021£711k£467k-34.3%2.5
Rate-rise correction2022–2023£518k£393k-24.2%2
Current market2024–2025£608k£433k-28.8%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
7.8%
District
7.8%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing2
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
1.1 min walk
Balham→ Victoria· 13 tph
12 min

Nearby stations

BalhamNational Rail
2 min walk
Balham Underground StationNorthern
2 min walk
Clapham South Underground StationNorthern
12 min walk
Tooting Bec Underground StationNorthern
14 min walk
Clapham Common Underground StationNorthern
27 min walk
2 bus routes · 6 stops within 400m · 51 buses/hr peak

74

Walkability score

140

Footpaths (500m)

1

Santander docks (800m)

0.6 km

Nearest cycle dock

Central London commute times

London Bridge39 min ↑
Victoria ★31 min
Waterloo34 min ↓
Canary Wharf49 min ↑
City41 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)

1

EV chargers (800m)

Nearest car park85m
Santander docks (800m)1
Nearest cycle dock0.6 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 29.0 µg/m³ · PM2.5: 14.0 µg/m³
Better than 77% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.1 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 40%
Less green space than 96% of London

Nearest SSSI: Wimbledon Common SSSI — 6.0 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

17 min walk

91%

Recommend GP

91%

Overall GP experience

0

GPs within 1km

13

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSpringfield University Hospital · 1.6 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

26

Parks (1km)

37

Restaurants (800m)

13

Cafes (800m)

12

Pubs (400m)

4

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

4

Convenience

Nearest supermarketCo-op Food · 540 m
1 tennis courts1 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

12

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

263m

Post office

Nearby shops

We Brought Beer23 m
Costcutter256 m
Milan's282 m
Londis338 m

Nearby cafes

Wicked Vegan43 m
M1LK46 m
Caffè Nero75 m
Costa117 m

Nearby restaurants

Smoke Daddies47 m
Meze Kitchen47 m
PizzaExpress69 m
Harrison's70 m

Nearby pubs

Lost & Found Bar74 m
Hagen & Hyde89 m
Exhibit92 m
The Cyclist137 m

Nearby gyms

Balham Leisure Centre315 m
SpinWorks566 m
Grappler's Den585 m
PlayFit Sports Club681 m

Nearby pharmacies

Superdrug107 m
Dexpharm304 m
Pharmalite Pharmacy413 m
Day Lewis Pharmacy548 m

Nearby health

Ten Dental Health111 m
Balham Dental Care173 m
Dental Clinique415 m
Clapham South Dental982 m
Food hygiene (5-star)68% of 198

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

58

Investment score

Good

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 score33/100
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

82.7

Price growth score

A
Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score24/100
Bakerloo Extension route6,749m
Crossrail 2 route2,226m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,080 nationally

2,017

Est. population

11,076/km²

82%

Employed

76%

Degree educated

£55,800

Median income

3.2%

Claimant rate

Urban coreHigh densityYoung professionals

27

Community stability

Age profile

55%
19%
Under 1812%
18–3455%
35–4919%
50–649%
65+5%

Tenure

23%
55%
Own outright8%
Own (mortgage)23%
Private rent55%
Social rent12%
Shared ownership2%

Ethnicity

52%
19%
White British52%
White Other19%
Asian11%
Black7%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional63%
Routine / semi-routine10%
No car household65%
Unemployed3%
No qualifications7%

Housing tenure (Census 2021)

Private rent55%
Social rent12%

vs. London

Income vs London+32.9%
Price vs London+14.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
9
Planning apps (12 months)
29
Planning apps (3 years)
33
Local approval rate
100%
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)
56
Largest scheme
91 homes · 18-22, 18-22, Boundaries Road, SW12 8HU
Pipeline pressure
LOW

Named schemes (500m)

Irene House, 218, Irene House, 218, Balham High Road, SW12 9BS77 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
LAND TO REAR &, 18-20, LAND TO REAR &, 18-20, BALHAM HILL, SW1240 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 (£595,000)

£17,250

Standard buyer

£8,500

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.

Live in SW12 9RJ? 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 9RJ.
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

What else could £595k buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track SW12 9RJ

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

No spam. Unsubscribe anytime.

Key facts for SW12 9RJ

Full postcodeSW12 9RJ
Postcode districtSW12
BoroughLondon Borough of Wandsworth
WardBalham
Latitude51.444054
Longitude-0.150909
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