South Balham · Wandsworth · Tooting constituency · 51.44001, -0.15255

SW17 8AE— South Balham, Wandsworth

Location and area intelligence for SW17 8AE, South Balham, Wandsworth

The overachiever's postcode

 

Bottom 25% LondonSchools 100%Safety 73/100Transport 60/100Low yield 1.30%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
70
Safety
73
Schools
90
Transport
60
Environment
52
Investment
52

The bottom line

SW17 8AE offers exceptional schools (100% Good/Outstanding) and low crime at £1,752,099 median — a strong choice for Families.

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Location

SW17 8AE

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+236.9% vs London avg
vs London income+7.4% vs London avg
vs London crime+73.0% vs London avg

Deep-dive guides for SW17 8AE

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

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“The overachiever's postcode”

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How SW17 8AE 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 · 7 min walk

P8: +0.43A8: 57.3

100% of local schools rated Good or Outstanding · based on 20 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Balham Nursery School

Not inspected · 9 min walk

8 primaries · 1 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 · 751m

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.

£1,752,099

Median sale price

Top 10% — 237% above London median

£1,752,099 is 237% above the London median (£520,000)

+25.3%

This year

Terraced

Dominant type

Price history

5-year change
+34.8%
Sales (24 months)5
New build0.0%
Avg semi-detached£1,687,940
Avg terraced£1,752,099
Price per m²£12,752/m²
Price per ft²£1,185/ft²
Avg floor area146.6 m²

EPC breakdown

C
4%
D
23%
E
11%
F
2%
G
2%

Based on 42 properties · Confidence: high

Street mix

Semi 42%Terraced 48%Flat 10%

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£121,502
First-time buyerFTB
£121,502
Additional propertyBTL/2nd
£174,065

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

38.8×

Price-to-income

£8,765/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£366,500
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)
RoofPitched, no insulation (assumed)
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

1995–2025 · CAGR

+9.4%

Total change

+1378%

Market Activity

Price Velocity & Acceleration

Current Velocity

+22.0%

per year

Acceleration

+2.11

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £200k–£250k · 88 sales

Property Type Mix

Total: 88 sales

Semi-detached42%
Terraced47.7%
Flat/maisonette10.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£122k£386k+216.6%4.3
Post-dot-com plateau2001–2004£291k£580k+99.1%5
Pre-crash peak2005–2007£625k£749k+19.8%2.7
GFC & correction2008–2012£867k£1.05m+21.7%2.6
Help-to-Buy recovery2013–2016£984k£1.53m+55.5%1.5
Brexit uncertainty2017–2018£1.22m£1.20m-1.6%1.5
Pandemic surge2020–2021£1.33m£1.30m-2.3%4.5
Rate-rise correction2022–2023£1.98m£1.23m-37.8%1.5
Current market2024–2025£1.48m£1.80m+22%2.5

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
13.1%
District
13.1%
Semi-detached+0% α
Local
9.2%
District
9.2%
Terraced+0% α
Local
8.6%
District
8.6%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

14out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
Trend Position40

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
4.3 min walk
Balham→ Victoria· 13 tph
12 min

Nearby stations

BalhamNational Rail
4 min walk
Balham Underground StationNorthern
5 min walk
Tooting Bec Underground StationNorthern
9 min walk
Clapham South Underground StationNorthern
18 min walk
Tooting Broadway Underground StationNorthern
22 min walk
2 bus routes · 5 stops within 400m · 57 buses/hr peak

61

Walkability score

126

Footpaths (500m)

0

Santander docks (800m)

0.9 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 park369m
Santander docks (800m)0
Nearest cycle dock0.9 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: 5.5 km away✗ Not Green Belt✗ Not AONB0% green spaceTree canopy: 70%
Less green space than 98% of London

Nearest SSSI: Wimbledon Common SSSI — 5.8 km

Energy

Solar: 853 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 yield852.8 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

22 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 · 1.3 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

16

Parks (1km)

36

Restaurants (800m)

15

Cafes (800m)

3

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

5

Sports (1km)

1

Convenience

Nearest supermarketTolian's · 731 m
1 swimming pools1 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)

712m

Post office

Nearby shops

Tesco Express269 m
Milan's304 m
Costcutter315 m
We Brought Beer488 m

Nearby cafes

The Nightingale215 m
Jefferson's Balham218 m
Spicy Noodles Cafe225 m
Milk Run286 m

Nearby restaurants

Gurkhas185 m
Bucci199 m
Rajah Rowing Team218 m
Clifton Curry Express218 m

Nearby pubs

Ega Alter221 m
Firefly Bar and Thai Kitchen290 m
The Balham Lounge323 m
Exhibit375 m

Nearby gyms

Balham Leisure Centre151 m
Revive441 m
Moreyoga523 m
Fitness First581 m

Nearby pharmacies

Day Lewis Pharmacy227 m
Dexpharm295 m
Superdrug471 m
Pharmalite Pharmacy698 m

Nearby health

Balham Dental Care454 m
Ten Dental Health547 m
Dental Clinique879 m
Macmillan Way Medical Centre939 m
Food hygiene (5-star)68% of 182

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

52

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (1.3%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,900London avg: £1,950/mo
Gross yield
1.3% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score37/100
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

80

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 route7,194m
Crossrail 2 route2,335m

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+236.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
8
Planning apps (12 months)
40
Planning apps (3 years)
32
Local approval rate
98%
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
3
Under construction
3
Completed (3yr)
49
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
BP Nightingale Service Station 266, BP Nightingale Service Station 266, Balham High Road, SW17 7AN70 homes
completed
Bedford House, 215, Bedford House, 215, Balham High Road, SW17 7BQ52 homes
completed
209, 209, BALHAM HIGH ROAD, SW17 7BQ30 homes
completed
1-14, 1-14, Hildreth Street Mews, SW12 9RZ14 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 (£1,752,099)

£121,502

Standard buyer

£121,502

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 SW17 8AE

Full postcodeSW17 8AE
Postcode districtSW17
BoroughLondon Borough of Wandsworth
WardSouth Balham
Latitude51.440006
Longitude-0.152554
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