Balham · Wandsworth · Battersea constituency · 51.44253, -0.14803

SW12 9RN— Balham, Wandsworth

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

The family fortress

 

Top 10% LondonSchools 100%Safety 85/100Transport 59/100Yield 4.85%

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
73
Safety
85
Schools
95
Transport
59
Environment
96
Investment
56

The bottom line

SW12 9RN offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £470,000 median — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

Check your dealbreakers

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

Location

SW12 9RN

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-9.6% vs London avg
vs London income+29.5% vs London avg
vs London crime-41.0% vs London avg

Deep-dive guides for SW12 9RN

🛡️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 9RN with:

Postcode Personality

🚇 Hyper-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How SW12 9RN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Ravenstone Primary School

Good · Inspected Sept 2023 · 5 min walk

KS2: 106.5

★★★

Secondary

La Retraite Roman Catholic Girls' School

Outstanding · Inspected Dec 2023 · 9 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

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
→ Stable

-41% vs borough

Crime by type

Other28%
Violence & sexual offences28%
Vehicle crime17%
Anti-social behaviour16%
Drug offences3%
Theft3%
Burglary3%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Tooting Fire Station · 1.2km

Crime is 41% below London average

Property

2 Jul

Prices, sales volume and market trends

£470,000

Median sale price

10% below London median

£470,000 is 10% below the London median (£520,000)

-34.9%

This year

Flat

Dominant type

Price history

5-year change
-29.3%
Sales (24 months)8
New build0.0%
Avg terraced£725,000
Avg flat£465,000
Price per m²£6,831/m²
Price per ft²£635/ft²
Avg floor area65.8 m²

EPC breakdown

B
7%
C
53%
D
22%
E
2%
F
1%

Based on 85 properties · Confidence: high

Street mix

Semi 2%Terraced 6%Flat 91%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

Stamp duty

Standard buyer£11,000
First-time buyerFTB
£2,250
Additional propertyBTL/2nd
£25,100

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

8.6×

Price-to-income

£2,351/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Rebuild cost estimate£164,500
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 CAnnual charge £751
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.1%

Total change

+535%

Market Activity

Price Velocity & Acceleration

Current Velocity

-34.9%

per year

Acceleration

-59.48

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £200k–£250k · 112 sales

Property Type Mix

Total: 112 sales

Semi-detached1.8%
Terraced6.3%
Flat/maisonette92%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£61k£180k+195%3.8
Post-dot-com plateau2001–2004£195k£268k+37.4%4
Pre-crash peak2005–2007£258k£370k+43.4%3.3
GFC & correction2008–2012£347k£465k+33.9%1.8
Help-to-Buy recovery2013–2016£390k£578k+48.2%4.8
Brexit uncertainty2017–2019£578k£459k-20.6%5.3
Pandemic surge2020–2021£500k£665k+33%2.5
Rate-rise correction2022–2023£486k£625k+28.6%2
Current market2024–2026£478k£388k-18.8%4

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
6.1%
District
6.1%

CAGR over 31yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

64out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing4
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
4 min walk
Balham→ Victoria· 13 tph
12 min

Nearby stations

BalhamNational Rail
4 min walk
Balham Underground StationNorthern
4 min walk
Tooting Bec Underground StationNorthern
14 min walk
Clapham South Underground StationNorthern
14 min walk
Tooting Broadway Underground StationNorthern
27 min walk
No bus stops within 400m

52

Walkability score

120

Footpaths (500m)

1

Santander docks (800m)

0.7 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

6

Car parks (800m)

1

EV chargers (800m)

Nearest car park192m
Santander docks (800m)1
Nearest cycle dock0.7 km

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: 14.0 µg/m³
Better than 93% of London
NoiseHIGH
rail · Rail Lden: 60 dB
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.2 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 37%
More green space than 99% of London

Nearest SSSI: Wimbledon Common SSSI — 6.2 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

11

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSpringfield University Hospital · 1.7 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

18

Parks (1km)

35

Restaurants (800m)

14

Cafes (800m)

3

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

3

Convenience

Nearest supermarketCo-op Food · 680 m
1 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)

283m

Post office

Nearby shops

Costcutter108 m
Milan's118 m
We Brought Beer271 m
Organic Butcher316 m

Nearby cafes

Esquires Coffee116 m
Just Jenny's281 m
M1LK289 m
Wicked Vegan301 m

Nearby restaurants

Betto97 m
Tajine104 m
Krua116 m
Ocean121 m

Nearby pubs

The Bedford95 m
The Balham Lounge105 m
Exhibit254 m
Lost & Found Bar318 m

Nearby gyms

Balham Leisure Centre322 m
Balham Boxing Club436 m
Grappler's Den468 m
PlayFit Sports Club676 m

Nearby pharmacies

Dexpharm132 m
Pharmalite Pharmacy276 m
Superdrug360 m
Day Lewis Pharmacy600 m

Nearby health

Ten Dental Health369 m
Balham Dental Care410 m
Dental Clinique572 m
Clapham South Dental1.1 km
Food hygiene (5-star)67% of 184

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

56

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
4.8% (good)London avg: 3.8%Strong yield — top 21% of London
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition195
Sales last 12 months4

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+5.0%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

67.6

Price growth score

B
High

New supply risk

High investment qualityLow-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score24/100
Bakerloo Extension route6,794m
Crossrail 2 route2,481m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,493 nationally

1,510

Est. population

20,802/km²

73%

Employed

71%

Degree educated

£54,400

Median income

2.6%

Claimant rate

Urban coreVery high densityYoung professionals

41

Community stability

Age profile

18%
40%
20%
13%
Under 1818%
18–3440%
35–4920%
50–6413%
65+9%

Tenure

19%
31%
33%
16%
Own outright19%
Own (mortgage)32%
Private rent33%
Social rent16%
Shared ownership1%
Rent free0%

Ethnicity

54%
14%
White British54%
White Other14%
Asian10%
Black11%
Mixed8%
Other3%

Employment & lifestyle

Managerial / professional61%
Routine / semi-routine9%
No car household48%
Unemployed4%
No qualifications7%

Housing tenure (Census 2021)

Private rent33%
Social rent16%

vs. London

Income vs London+29.5%
Price vs London-9.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
8
Planning apps (12 months)
29
Planning apps (3 years)
35
Local approval rate
97%
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
5
Under construction
5
Completed (3yr)
56
Largest scheme
77 homes · Irene House, 218, Irene House, 218, Balham High Road, SW12 9BS
Pipeline pressure
LOW

Named schemes (500m)

36a & 51-51a, 10, Balham New Road, London, SW12 9PG52 homes
completed
73-79, 73-79, BALHAM HIGH ROAD, SW1224 homes
completed
1, 1, Old Devonshire Road, SW12 9RD23 homes
completed
1-14, 1-14, Hildreth Street Mews, SW12 9RZ14 homes
completed
110-120, 110-120, BALHAM HIGH ROAD, SW1212 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 (£470,000)

£11,000

Standard buyer

£2,250

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 9RN? 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 9RN.
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 £470k buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track SW12 9RN

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

No spam. Unsubscribe anytime.

Key facts for SW12 9RN

Full postcodeSW12 9RN
Postcode districtSW12
BoroughLondon Borough of Wandsworth
WardBalham
Latitude51.442533
Longitude-0.148035
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