South Balham · Wandsworth · Tooting constituency · 51.44108, -0.15145

SW12 9SX— South Balham, Wandsworth

Location and area intelligence for SW12 9SX, South Balham, Wandsworth

The practical family move

 

Schools 100%Safety 73/100Transport 61/100Yield 6.51%

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
68
Safety
73
Schools
90
Transport
61
Environment
52
Investment
65

The bottom line

SW12 9SX offers exceptional schools (100% Good/Outstanding) and low crime at £350,000 median — a strong choice for Families.

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Location

SW12 9SX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-32.7% vs London avg
vs London income+7.4% vs London avg
vs London crime+73.0% vs London avg

Deep-dive guides for SW12 9SX

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

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“The practical family move”

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How SW12 9SX 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 · 2 min walk

KS2: 106.5

—

Secondary

Chestnut Grove Academy

Not yet inspected · 6 min walk

P8: +0.43A8: 57.3

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Balham Nursery School

Not inspected · 8 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

112.5 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+74% vs borough

Crime by type

Other38%
Violence & sexual offences19%
Anti-social behaviour12%
Burglary10%
Vehicle crime8%
Theft5%
Robbery4%
Drug offences3%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Tooting Fire Station · 867m

Crime is +73% 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.

£350,000

Median sale price

Bottom 25% — 33% below London median

£350,000 is 33% below the London median (£520,000)

+10.5%

This year

Flat

Dominant type

Price history

5-year change
-21.3%
Sales (24 months)5
New build0.0%
Avg flat£350,000
Price per m²£6,034/m²
Price per ft²£561/ft²
Avg floor area57.5 m²

EPC breakdown

C
37%
D
6%

Based on 43 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£5,000
First-time buyerFTB
£0
Additional propertyBTL/2nd
£15,500

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

7.8×

Price-to-income

£1,751/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Rebuild cost estimate£143,750
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, 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

1997–2025 · CAGR

+6.8%

Total change

+524%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.0%

per year

Acceleration

-8.82

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £200k–£250k · 72 sales

Property Type Mix

Total: 72 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£56k£130k+131.6%2.5
Post-dot-com plateau2001–2004£127k£160k+26%3
Pre-crash peak2005–2007£195k£245k+25.6%3.7
GFC & correction2009–2011£255k£204k-20.3%2.3
Help-to-Buy recovery2013–2015£281k£310k+10.3%2
Brexit uncertainty2017–2019£418k£420k+0.6%2
Pandemic surge2020–2021£474k£445k-6%4
Rate-rise correction2022–2023£350k£316k-9.9%3
Current market2024–2025£347k£350k+1%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
6.8%
District
6.8%

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

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing3
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
BalhamSouthern line
3.1 min walk
Balham→ Victoria· 13 tph
12 min

Nearby stations

BalhamNational Rail
3 min walk
Balham Underground StationNorthern
3 min walk
Tooting Bec Underground StationNorthern
10 min walk
Clapham South Underground StationNorthern
16 min walk
Tooting Broadway Underground StationNorthern
24 min walk
2 bus routes · 6 stops within 400m · 72 buses/hr peak

63

Walkability score

135

Footpaths (500m)

0

Santander docks (800m)

0.8 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

5

Car parks (800m)

2

EV chargers (800m)

Nearest car park261m
Santander docks (800m)0
Nearest cycle dock0.8 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 5.4 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 70%
Less green space than 97% of London

Nearest SSSI: Wimbledon Common SSSI — 5.9 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

21 min walk

91%

Recommend GP

91%

Overall GP experience

0

GPs within 1km

12

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSpringfield University Hospital · 1.4 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

16

Parks (1km)

38

Restaurants (800m)

15

Cafes (800m)

7

Pubs (400m)

4

Pharmacies (800m)

3

Gyms (1km)

7

Sports (1km)

3

Convenience

Nearest supermarketCo-op Food · 868 m
1 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

7

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

590m

Post office

Nearby shops

Milan's174 m
Costcutter179 m
We Brought Beer356 m
Tesco Express401 m

Nearby cafes

Spicy Noodles Cafe188 m
Jefferson's Balham194 m
The Nightingale195 m
GAIL's216 m

Nearby restaurants

Ale & Spice169 m
Caminata173 m
Ocean173 m
Krua174 m

Nearby pubs

The Balham Lounge184 m
Ega Alter188 m
Firefly Bar and Thai Kitchen208 m
The Bedford234 m

Nearby gyms

Balham Leisure Centre64 m
Revive580 m
Balham Boxing Club625 m
Moreyoga662 m

Nearby pharmacies

Dexpharm170 m
Day Lewis Pharmacy319 m
Superdrug359 m
Pharmalite Pharmacy563 m

Nearby health

Balham Dental Care358 m
Ten Dental Health426 m
Dental Clinique745 m
Macmillan Way Medical Centre1.1 km
Food hygiene (5-star)69% of 186

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

65

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
6.5% (high)London avg: 3.8%Strong yield — top 9% of London
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition195
Sales last 12 months2

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

17/100

Velocity score

Future outlook

71.5

Price growth score

B
Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score24/100
Bakerloo Extension route7,052m
Crossrail 2 route2,347m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,320 nationally

1,733

Est. population

12,921/km²

74%

Employed

69%

Degree educated

£45,100

Median income

2.4%

Claimant rate

Urban coreHigh densityYoung professionals

37

Community stability

Age profile

16%
41%
18%
14%
Under 1816%
18–3441%
35–4918%
50–6414%
65+12%

Tenure

18%
24%
39%
18%
Own outright18%
Own (mortgage)24%
Private rent39%
Social rent18%
Shared ownership1%
Rent free0%

Ethnicity

54%
18%
White British54%
White Other18%
Asian11%
Black8%
Mixed6%
Other2%

Employment & lifestyle

Managerial / professional61%
Routine / semi-routine10%
No car household54%
Unemployed3%
No qualifications9%

Housing tenure (Census 2021)

Private rent39%
Social rent18%

vs. London

Income vs London+7.4%
Price vs London-32.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
7
Planning apps (12 months)
38
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
4
Under construction
4
Completed (3yr)
50
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
Bedford House, 215, Bedford House, 215, Balham High Road, SW17 7BQ52 homes
completed
209, 209, BALHAM HIGH ROAD, SW17 7BQ30 homes
completed
26 homes
completed
FORMER UNIGATE SITE AND, 20, FORMER UNIGATE SITE AND, 20, CHESTNUT GROVE, SW12 8JD20 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
20.4%
Election year
2026
MP
Dr Rosena Allin-Khan (Labour)
MP majority
19,487
Constituency
Tooting

Councillors

Toby HopkinsLabour
Elizabeth Sophia SimosLabour

Stamp Duty & Affordability Calculator

Stamp duty on median price (£350,000)

£5,000

Standard buyer

£0

First-time buyer

Save £5,000

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 9SX

Full postcodeSW12 9SX
Postcode districtSW12
BoroughLondon Borough of Wandsworth
WardSouth Balham
Latitude51.441077
Longitude-0.151446
Parliamentary constituencyTooting
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