South Balham · Wandsworth · Tooting constituency · 51.43856, -0.15319

SW17 8EP— South Balham, Wandsworth

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

The family fortress

 

Top 5% LondonSchools 100%Safety 84/100Transport 50/100~4% yield · indicativeOnly 4 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
76
Safety
84
Schools
90
Transport
50
Environment
82
Investment
48

The bottom line

SW17 8EP offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families.

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Location

SW17 8EP

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 income+16.9% vs London avg
vs London crime-33.0% vs London avg

Deep-dive guides for SW17 8EP

🛡️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🔒 Very Safe🍕 Buzzing

“The family fortress”

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How SW17 8EP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Rutherford House School

Good · Inspected Jul 2022 · 2 min walk

KS2: 110.6

—

Secondary

Chestnut Grove Academy

Not yet inspected · 9 min walk

P8: +0.43A8: 57.3

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 · 11 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

43.6 incidents per 1,000 residents

Better than 68% of London
→ Stable

-33% vs borough

Crime by type

Anti-social behaviour29%
Vehicle crime26%
Violence & sexual offences16%
Other14%
Burglary10%
Robbery3%
Theft2%
Drug offences0%

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 · 671m

Crime is 33% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 sales 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)4
New build0.0%
Price per m²£6,551/m²
Price per ft²£609/ft²
Avg floor area112 m²

EPC breakdown

C
8%
D
9%
E
9%

Based on 26 properties · Confidence: medium

Street mix

Semi 9%Terraced 80%Flat 11%

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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£280,000
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)
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

1995–2026 · CAGR

+5.2%

Total change

+382%

Market Activity

Price Velocity & Acceleration

Current Velocity

+77.7%

per year

Acceleration

+153.01

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £300k–£350k · 35 sales

Property Type Mix

Total: 35 sales

Semi-detached8.6%
Terraced80%
Flat/maisonette11.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£165k£300k+81.8%2
Post-dot-com plateau2001–2004£530k£590k+11.3%2
Pre-crash peak2005–2006£661k£725k+9.7%1.5
GFC & correction2008–2012£750k£190k-74.7%1
Help-to-Buy recovery2013–2015£1.07m£1.15m+7.3%1
Brexit uncertainty2017–2019£1.27m£1.44m+13.2%2
Pandemic surge2020–2020£1.65m£1.65m+0%1
Rate-rise correction2022–2022£1.27m£1.27m+0%1
Current market2024–2026£1.81m£795k-56.1%1.3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
9.6%
District
9.6%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

30out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing3
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
BalhamSouthern line
6.3 min walk
Balham→ Victoria· 13 tph
12 min

Nearby stations

BalhamNational Rail
7 min walk
Balham Underground StationNorthern
7 min walk
Tooting Bec Underground StationNorthern
7 min walk
Tooting Broadway Underground StationNorthern
20 min walk
Clapham South Underground StationNorthern
20 min walk
No bus stops within 400m

45

Walkability score

72

Footpaths (500m)

0

Santander docks (800m)

1.1 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

5

Car parks (800m)

2

EV chargers (800m)

Nearest car park453m
Santander docks (800m)0
Nearest cycle dock1.1 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: 5.7 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 67%
More green space than 99% 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

24 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 · 1.2 km
Nearest A&EEPSOM AND ST HELIER UNIVERSITY HOSPITALS NHS TRUST · 6.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%67.6%

Amenities

Shops, restaurants, parks and more

24

Parks (1km)

34

Restaurants (800m)

15

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

9

Sports (1km)

1

Convenience

Nearest supermarketTolian's · 595 m
4 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

877m

Post office

Nearby shops

Tesco Express190 m
Milan's452 m
Sainsbury's Local459 m
Costcutter466 m

Nearby cafes

Milk Run162 m
Dee Light Bakery169 m
Joice281 m
The Nightingale354 m

Nearby restaurants

Lebanese Garden216 m
Clifton Curry Express278 m
Rajah Rowing Team284 m
Taboullah293 m

Nearby pubs

Ega Alter365 m
Firefly Bar and Thai Kitchen447 m
The Balham Lounge477 m
The Bedford534 m

Nearby gyms

Revive308 m
Balham Leisure Centre317 m
Moreyoga385 m
Fitness First440 m

Nearby pharmacies

Day Lewis Pharmacy257 m
Dexpharm438 m
Superdrug634 m
Nettles Pharmacy646 m

Nearby health

Balham Dental Care611 m
Ten Dental Health712 m
Macmillan Way Medical Centre785 m
Tooting Bec Family Practice800 m
Food hygiene (5-star)67% of 144

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

48

Investment score

Moderate

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
3.6% (average)London avg: 3.8%Above average yield
Gentrification score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition195
Sales last 12 months3

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

25/100

Velocity score

Future outlook

69.6

Price growth score

B
High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score24/100
Bakerloo Extension route7,355m
Crossrail 2 route2,371m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,051 nationally

1,331

Est. population

18,765/km²

69%

Employed

68%

Degree educated

£49,100

Median income

2.8%

Claimant rate

Inner cityVery high densityYoung professionals

45

Community stability

Age profile

22%
28%
22%
19%
Under 1822%
18–3428%
35–4922%
50–6419%
65+10%

Tenure

20%
34%
28%
17%
Own outright20%
Own (mortgage)34%
Private rent28%
Social rent17%
Shared ownership0%

Ethnicity

64%
13%
White British64%
White Other13%
Asian10%
Black6%
Mixed5%
Other2%

Employment & lifestyle

Managerial / professional59%
Routine / semi-routine9%
No car household42%
Unemployed4%
No qualifications6%

Housing tenure (Census 2021)

Private rent28%
Social rent17%

vs. London

Income vs London+16.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
9
Planning apps (12 months)
38
Planning apps (3 years)
34
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
3
Under construction
3
Completed (3yr)
41
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
1-32 WALLACE COURT, 288, 1-32 WALLACE COURT, 288, BALHAM HIGH ROAD, SW17 7AL32 homes
completed
209, 209, BALHAM HIGH ROAD, SW17 7BQ30 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

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Key facts for SW17 8EP

Full postcodeSW17 8EP
Postcode districtSW17
BoroughLondon Borough of Wandsworth
WardSouth Balham
Latitude51.438559
Longitude-0.153188
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