Balham · Wandsworth · Battersea constituency · 51.44257, -0.14636

SW12 9RR— Balham, Wandsworth

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

The family fortress

 

Top 5% LondonSchools 100%Safety 85/100Transport 58/100~7% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
78
Safety
85
Schools
100
Transport
58
Environment
96
Investment
66

The bottom line

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

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Location

SW12 9RR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SW12 9RR

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

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Postcode Personality

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

“The family fortress”

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How SW12 9RR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Henry Cavendish Primary School

Outstanding · Inspected May 2024 · 4 min walk

KS2: 108.4

★★★

Secondary

La Retraite Roman Catholic Girls' School

Outstanding · Inspected Dec 2023 · 8 min walk

P8: +0.26A8: 52.1

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Balham Nursery School

Not inspected · 9 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

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 · 1.3km

Crime is 41% 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£7,637/m²
Price per ft²£710/ft²
Avg floor area45.7 m²

EPC breakdown

C
7%
D
6%
E
2%

Based on 15 properties · Confidence: medium

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

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£114,250
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
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

2000–2025 · CAGR

+6.1%

Total change

+334%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.3%

per year

Acceleration

+6.98

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £200k–£250k · 11 sales

Property Type Mix

Total: 11 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£80k£80k+0%1
Post-dot-com plateau2003–2003£130k£130k+0%1
Pre-crash peak2007–2007£234k£234k+0%1
GFC & correction2010–2010£228k£228k+0%2
Help-to-Buy recovery2014–2016£280k£350k+25%1
Brexit uncertainty2018–2018£336k£336k+0%1
Rate-rise correction2023–2023£330k£330k+0%2
Current market2025–2025£348k£348k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
2.9%
District
2.9%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
5 min walk
Balham Underground StationNorthern
6 min walk
Clapham South Underground StationNorthern
14 min walk
Tooting Bec Underground StationNorthern
15 min walk
Clapham Common Underground StationNorthern
28 min walk
No bus stops within 400m

48

Walkability score

92

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)

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Parking & EV

Car parks, spaces and charging points

6

Car parks (800m)

1

EV chargers (800m)

Nearest car park266m
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 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: 5.1 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% 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

16 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 · 1.8 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

19

Parks (1km)

32

Restaurants (800m)

11

Cafes (800m)

2

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

5

Convenience

Nearest supermarketCo-op Food · 691 m
1 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

182m

Post office

Nearby shops

Variety Store208 m
Costcutter215 m
Milan's217 m
Organic Butcher244 m

Nearby cafes

Just Jenny's173 m
Esquires Coffee226 m
Trailside Coffee234 m
M1LK375 m

Nearby restaurants

Betto206 m
Tajine213 m
Krua216 m
Caminata218 m

Nearby pubs

The Bedford209 m
The Balham Lounge217 m
Exhibit365 m
Lost & Found Bar401 m

Nearby gyms

Balham Boxing Club340 m
Grappler's Den379 m
Balham Leisure Centre432 m
PlayFit Sports Club621 m

Nearby pharmacies

Pharmalite Pharmacy197 m
Dexpharm222 m
Superdrug461 m
Day Lewis Pharmacy708 m

Nearby health

Ten Dental Health456 m
Balham Dental Care516 m
Dental Clinique595 m
Clapham South Dental1.1 km
Food hygiene (5-star)67% of 168

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

66

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
6.6% (high)London avg: 3.8%Strong yield — top 9% of London
Gentrification score25/100
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

72.3

Price growth score

B
High

New supply risk

High investment qualityLow-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score24/100
Bakerloo Extension route6,734m
Crossrail 2 route2,582m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
Planning apps (12 months)
21
Planning apps (3 years)
26
Local approval rate
91%
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)
47
Largest scheme
52 homes · 36a & 51-51a, 10, Balham New Road, London, SW12 9PG
Pipeline pressure
LOW

Named schemes (500m)

36a & 51-51a, 10, Balham New Road, London, SW12 9PG52 homes
completed
1, 1, Old Devonshire Road, SW12 9RD23 homes
completed
Magnet Ltd, 254-258, Magnet Ltd, 254-258, Cavendish Road, Ravenswood Road, SW12 0BT9 homes
completed
Prince of Wales P.H. 270, Prince of Wales P.H. 270, Cavendish Road, SW12 0BT9 homes
completed
87-89, 87-89, Bedford Hill, 1a Byrne Road, SW12 9HD9 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 9RR

Full postcodeSW12 9RR
Postcode districtSW12
BoroughLondon Borough of Wandsworth
WardBalham
Latitude51.442570
Longitude-0.146364
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