Tooting Bec · Wandsworth · Tooting constituency · 51.43198, -0.15904

SW17 8DE— Tooting Bec, Wandsworth

Location and area intelligence for SW17 8DE, Tooting Bec, Wandsworth

The family fortress

 

Bottom 25% LondonSchools 100%Safety 76/100Transport 47/100Low yield 2.07%

Best for: Families, Owner-occupiers

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Strong, well-rated schools set this area apart

Liveability
71
Safety
76
Schools
90
Transport
47
Environment
82
Investment
39

The bottom line

SW17 8DE offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £1,100,000 median — a strong choice for Families and Owner-occupiers.

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Location

SW17 8DE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price+111.5% vs London avg
vs London income+16.2% vs London avg
vs London crime-12.0% vs London avg

Deep-dive guides for SW17 8DE

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

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🚇 Well-Connected🎓 School Smart🌿 Green Lung📈 Up & Coming🔒 Very Safe

“The family fortress”

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How SW17 8DE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Hillbrook School

Good · Inspected Jun 2024 · 2 min walk

KS2: 104.2

★★

Secondary

Ernest Bevin Academy

Good · Inspected Jun 2022 · 11 min walk

P8: +0.60A8: 49.4

100% of local schools rated Good or Outstanding · based on 23 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Balham Nursery School

Not inspected · 20 min walk

8 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

56.9 incidents per 1,000 residents

Better than 57% of London
↑ Rising 1157.1%

-12% vs borough

Crime by type

Other38%
Violence & sexual offences25%
Anti-social behaviour19%
Vehicle crime6%
Burglary6%
Drug offences5%
Theft2%
Robbery0%

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 · 699m

Crime is 12% 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.

£1,100,000

Median sale price

Top 10% — 112% above London median

£1,100,000 is 112% above the London median (£520,000)

+9.8%

This year

Terraced

Dominant type

Price history

5-year change
+57.5%
Sales (24 months)5
New build0.0%
Avg terraced£1,125,000
Avg flat£390,000
Price per m²£11,270/m²
Price per ft²£1,047/ft²
Avg floor area104 m²

EPC breakdown

C
5%
D
13%
E
4%

Based on 22 properties · Confidence: medium

Street mix

Terraced 94%Flat 6%

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£51,250
First-time buyerFTB
£51,250
Additional propertyBTL/2nd
£84,250

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

22.5×

Price-to-income

£5,503/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£260,000
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £845
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+8.4%

Total change

+1027%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.6%

per year

Acceleration

+5.67

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £450k–£500k · 49 sales

Property Type Mix

Total: 49 sales

Terraced93.9%
Flat/maisonette6.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£102k£236k+131.4%2.2
Post-dot-com plateau2002–2004£291k£285k-1.9%1.3
Pre-crash peak2005–2007£338k£479k+41.8%1.7
GFC & correction2008–2012£420k£580k+38.1%1.8
Help-to-Buy recovery2013–2016£575k£945k+64.3%2.3
Brexit uncertainty2017–2019£825k£758k-8.1%1.3
Pandemic surge2020–2020£730k£730k+0%1
Rate-rise correction2022–2022£1.01m£1.01m+0%3
Current market2025–2026£1.05m£1.15m+9.6%2.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
8.5%
District
8.5%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Tooting Bec Underground StationNorthern line
5 min walk
Tooting

Nearby stations

Tooting Bec Underground StationNorthern
5 min walk
Tooting Broadway Underground StationNorthern
10 min walk
Balham Underground StationNorthern
17 min walk
TootingNational Rail
17 min walk
Colliers Wood Underground StationNorthern
25 min walk
No bus stops within 400m

49

Walkability score

48

Footpaths (500m)

0

Santander docks (800m)

1.6 km

Nearest cycle dock

Central London commute times

London Bridge41 min ↑
Victoria ★36 min
Waterloo37 min ↓
Canary Wharf51 min ↑
City43 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

3

Car parks (800m)

1

EV chargers (800m)

Nearest car park189m
Santander docks (800m)0
Nearest cycle dock1.6 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: 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: 6.5 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Wimbledon Common SSSI — 5.3 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

FIGGES MARSH SURGERY

182 LONDON ROAD, CR4 3LD

30 min walk

79%

Recommend GP

79%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSpringfield University Hospital · 990 m
Nearest A&EEPSOM AND ST HELIER UNIVERSITY HOSPITALS NHS TRUST · 6.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%67.6%

Amenities

Shops, restaurants, parks and more

13

Parks (1km)

43

Restaurants (800m)

19

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

5

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Rose and Crown (349 m)

Nearest supermarketTolian's · 404 m
1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

577m

Post office

Nearby shops

Premier290 m
Ary Halal Meat322 m
Benett’s Convenience Store342 m
Hassan Halal Meat & Groceries343 m

Nearby cafes

Blueprint274 m
The Kitchen Table291 m
Café Havana316 m
Caffe Crème328 m

Nearby restaurants

Namkeen311 m
Spice Village Restaurant318 m
Meat and Shake337 m
Afters Original338 m

Nearby pubs

Rose and Crown349 m
The Kings Head356 m
The Wheatsheaf422 m
Secret Bar538 m

Nearby gyms

Fitness First473 m
Moreyoga526 m
F45 Training539 m
Revive600 m

Nearby pharmacies

Day Lewis Pharmacy282 m
Nettles Pharmacy388 m

Nearby health

Tooting Bec Dental349 m
Tooting Bec Family Practice350 m
Macmillan Way Medical Centre537 m
Tooting Dental Care569 m
Food hygiene (5-star)49% of 146

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

39

Investment score

Weak

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

Low gross yield (2.1%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,900London avg: £1,950/mo
Gross yield
2.1% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score28/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition195
Sales last 12 months5

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+5.0%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

42/100

Velocity score

Future outlook

61.7

Price growth score

C
Low

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score24/100
Bakerloo Extension route8,192m
Crossrail 2 route2,353m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,886 nationally

1,547

Est. population

16,401/km²

67%

Employed

64%

Degree educated

£48,800

Median income

3.5%

Claimant rate

Inner cityVery high densityYoung professionals

43

Community stability

Age profile

18%
36%
20%
14%
Under 1818%
18–3436%
35–4921%
50–6414%
65+12%

Tenure

27%
29%
33%
Own outright27%
Own (mortgage)29%
Private rent33%
Social rent9%
Shared ownership1%

Ethnicity

45%
14%
22%
White British45%
White Other14%
Asian22%
Black9%
Mixed7%
Other3%

Employment & lifestyle

Managerial / professional53%
Routine / semi-routine13%
No car household43%
Unemployed4%
No qualifications10%

Housing tenure (Census 2021)

Private rent33%
Social rent9%

vs. London

Income vs London+16.2%
Price vs London+111.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
12
Planning apps (12 months)
32
Planning apps (3 years)
42
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
1
Under construction
1
Completed (3yr)
21
Largest scheme
45 homes · Professional Centre, Professional Centre, Franciscan Road, SW17 8HE
Pipeline pressure
LOW

Named schemes (500m)

81-87, 81-87, Upper Tooting Road, SW17 7PB18 homes
completed
74-80, 74-80, UPPER TOOTING ROAD, SW17 7PB18 homes
completed
Former Petrol Station, 25, Former Petrol Station, 25, Tooting Bec Road, SW17 8BS12 homes
completed
1-9 Belgravia House, 301, 1-9 Belgravia House, 301, Balham High Road, SW17 7BA9 homes
completed
The Wheatsheaf, 2, The Wheatsheaf, 2, Upper Tooting Road, SW17 7PG6 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
15.1%
Election year
2026
MP
Dr Rosena Allin-Khan (Labour)
MP majority
19,487
Constituency
Tooting

Councillors

Sheila Mary BoswellLabour
Annamarie Marina CritchardLabour
Paul John WhiteLabour

Stamp Duty & Affordability Calculator

Stamp duty on median price (£1,100,000)

£51,250

Standard buyer

£51,250

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 8DE

Full postcodeSW17 8DE
Postcode districtSW17
BoroughLondon Borough of Wandsworth
WardTooting Bec
Latitude51.431978
Longitude-0.159035
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