Balham · Wandsworth · Battersea constituency · 51.44335, -0.14606

SW12 9RY— Balham, Wandsworth

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

The family fortress

 

Top 13% LondonSchools 100%Safety 85/100Transport 58/100Low yield 3.23%

Best for: Families

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Strong for families — high safety and school scores

Liveability
72
Safety
85
Schools
100
Transport
58
Environment
96
Investment
38

The bottom line

SW12 9RY offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £705,000 median — a strong choice for Families.

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Location

SW12 9RY

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+35.6% vs London avg
vs London income+29.5% vs London avg
vs London crime-41.0% vs London avg

Deep-dive guides for SW12 9RY

🛡️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 9RY 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 · 3 min walk

KS2: 108.4

★★★

Secondary

La Retraite Roman Catholic Girls' School

Outstanding · Inspected Dec 2023 · 7 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 · 8 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)

1

Serious within 200m

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

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

£705,000

Median sale price

Above London median by 36%

£705,000 is 36% above the London median (£520,000)

-59.0%

This year

Flat

Dominant type

Price history

5-year change
-46.3%
Sales (24 months)5
New build0.0%
Avg detached£1,270,000
Avg semi-detached£1,555,000
Avg flat£405,000
Price per m²£6,980/m²
Price per ft²£648/ft²
Avg floor area104.3 m²

EPC breakdown

C
11%
D
18%
E
6%
F
1%

Based on 36 properties · Confidence: high

Street mix

Semi 12%Terraced 6%Detached 24%Flat 56%Other 2%

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£22,750
First-time buyerFTB
£22,750
Additional propertyBTL/2nd
£43,900

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

13.0×

Price-to-income

£3,527/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Rebuild cost estimate£260,750
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+3.8%

Total change

+219%

Market Activity

Price Velocity & Acceleration

Current Velocity

-57.5%

per year

Acceleration

-54.12

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £500k–£600k · 49 sales

Property Type Mix

Total: 49 sales

Detached24.5%
Semi-detached12.2%
Terraced6.1%
Flat/maisonette57.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£127k£150k+18.1%1.2
Post-dot-com plateau2001–2004£228k£261k+14.5%2.7
Pre-crash peak2005–2007£283k£498k+76.3%1.7
GFC & correction2009–2011£388k£660k+70.1%3.3
Help-to-Buy recovery2013–2016£575k£748k+30%2.3
Brexit uncertainty2017–2018£1.21m£1.16m-4.5%2
Pandemic surge2020–2021£864k£1.31m+52%1.5
Rate-rise correction2022–2022£706k£706k+0%1
Current market2024–2026£988k£405k-59%1.7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
8.5%
District
8.5%

CAGR over 11yr 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 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
6 min walk
Clapham South Underground StationNorthern
13 min walk
Tooting Bec Underground StationNorthern
16 min walk
Clapham Common Underground StationNorthern
26 min walk
No bus stops within 400m

47

Walkability score

99

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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park307m
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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.0 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

15 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 · 1.9 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

19

Parks (1km)

32

Restaurants (800m)

9

Cafes (800m)

2

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

5

Convenience

Nearest supermarketCo-op Food · 612 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)

122m

Post office

Nearby shops

Organic Butcher158 m
Variety Store231 m
Costcutter273 m
Milan's281 m

Nearby cafes

Just Jenny's127 m
Esquires Coffee247 m
Trailside Coffee274 m
M1LK354 m

Nearby restaurants

Aoki211 m
Betto227 m
Tajine235 m
Pho253 m

Nearby pubs

The Bedford240 m
The Balham Lounge269 m
Lost & Found Bar376 m
Exhibit377 m

Nearby gyms

Grappler's Den304 m
Balham Boxing Club385 m
Balham Leisure Centre485 m
PlayFit Sports Club533 m

Nearby pharmacies

Pharmalite Pharmacy114 m
Dexpharm291 m
Superdrug454 m
Day Lewis Pharmacy763 m

Nearby health

Ten Dental Health432 m
Balham Dental Care517 m
Dental Clinique523 m
Clapham South Dental1.0 km
Food hygiene (5-star)67% of 164

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

38

Investment score

Weak

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
3.2% (average)London avg: 3.8%Below average yield — bottom 57%
Gentrification score15/100
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

59.4

Price growth score

C
High

New supply risk

High investment qualityLow-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score24/100
Bakerloo Extension route6,648m
Crossrail 2 route2,560m

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+35.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
Planning apps (12 months)
17
Planning apps (3 years)
31
Local approval rate
88%
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)
48
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
HAWTHORN HOUSE, 55, HAWTHORN HOUSE, 55, MOLLY HUGGINS CLOSE, SW12 0LY13 homes
completed
87-89, 87-89, Bedford Hill, 1a Byrne Road, SW12 9HD9 homes
completed
Magnet Ltd, 254-258, Magnet Ltd, 254-258, Cavendish Road, Ravenswood Road, SW12 0BT9 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 (£705,000)

£22,750

Standard buyer

£22,750

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for SW12 9RY

Full postcodeSW12 9RY
Postcode districtSW12
BoroughLondon Borough of Wandsworth
WardBalham
Latitude51.443348
Longitude-0.146059
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