Tooting Bec · Wandsworth · Tooting constituency · 51.42846, -0.15572

SW17 8HS— Tooting Bec, Wandsworth

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

The family fortress

 

Schools 100%Safety 79/100Transport 37/100Yield 4.01%

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
65
Safety
79
Schools
95
Transport
37
Environment
82
Investment
42

The bottom line

SW17 8HS offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £568,750 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SW17 8HS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+9.4% vs London avg
vs London income+16.2% vs London avg
vs London crime-43.0% vs London avg

Deep-dive guides for SW17 8HS

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

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“The family fortress”

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How SW17 8HS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Hillbrook School

Good · Inspected Jun 2024 · 4 min walk

KS2: 104.2

★★★

Secondary

Graveney School

Outstanding · Inspected Nov 2022 · 8 min walk

P8: +0.74A8: 61.9

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Balham Nursery School

Not inspected · 25 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

36.8 incidents per 1,000 residents

Better than 74% of London
↑ Rising 2550.0%

from a low base — still below London average

-43% vs borough

Crime by type

Other28%
Violence & sexual offences25%
Vehicle crime21%
Anti-social behaviour17%
Drug offences4%
Burglary4%
Robbery2%
Theft0%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Tooting Fire Station · 1.2km

Crime is 43% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£568,750

Median sale price

Above London median by 9%

£568,750 is 9% above the London median (£520,000)

-17.8%

This year

Flat

Dominant type

Price history

5-year change
+25.0%
Sales (24 months)6
New build0.0%
Avg semi-detached£1,100,000
Avg flat£527,500
Price per m²£7,190/m²
Price per ft²£668/ft²
Avg floor area80.9 m²

EPC breakdown

C
27%
D
62%
E
8%
F
1%

Based on 98 properties · Confidence: high

Street mix

Semi 2%Terraced 22%Flat 75%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£15,938
First-time buyerFTB
£7,188
Additional propertyBTL/2nd
£33,000

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

11.7×

Price-to-income

£2,845/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£202,250
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 potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.6%

Total change

+624%

Market Activity

Price Velocity & Acceleration

Current Velocity

-28.9%

per year

Acceleration

-9.34

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £700k+ · 112 sales

Property Type Mix

Total: 112 sales

Semi-detached1.8%
Terraced22.3%
Flat/maisonette75.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£180k+200.3%4.7
Post-dot-com plateau2001–2004£177k£233k+31.6%3.5
Pre-crash peak2005–2007£232k£340k+46.6%5
GFC & correction2009–2012£333k£343k+3%3
Help-to-Buy recovery2013–2016£368k£591k+60.7%5
Brexit uncertainty2017–2019£725k£1.10m+51.7%1.7
Pandemic surge2020–2021£615k£455k-26%3
Rate-rise correction2022–2023£355k£473k+33.1%2
Current market2024–2026£758k£434k-42.8%2.7

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
5.9%
District
5.9%
Terraced+0% α
Local
11%
District
11%

CAGR over 30yr 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 Timing2
Trend Position100

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
10.3 min walk
Tooting

Nearby stations

Tooting Bec Underground StationNorthern
11 min walk
Tooting Broadway Underground StationNorthern
11 min walk
TootingNational Rail
13 min walk
Balham Underground StationNorthern
21 min walk
Colliers Wood Underground StationNorthern
24 min walk
No bus stops within 400m

25

Walkability score

48

Footpaths (500m)

0

Santander docks (800m)

1.8 km

Nearest cycle dock

Central London commute times

London Bridge50 min ↑
Victoria ★43 min
Waterloo45 min ↑
Canary Wharf59 min ↑
City51 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)

0

EV chargers (800m)

Nearest car park266m
Santander docks (800m)0
Nearest cycle dock1.8 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: 6.8 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Wimbledon Common SSSI — 5.6 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

25 min walk

79%

Recommend GP

79%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt George's Hospital · 1.4 km
Nearest A&EEPSOM AND ST HELIER UNIVERSITY HOSPITALS NHS TRUST · 5.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%67.6%

Amenities

Shops, restaurants, parks and more

27

Parks (1km)

2

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

4

Gyms (1km)

8

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Rose and Crown (518 m)

Nearest supermarketTolian's · 848 m
2 tennis courts2 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)

691m

Post office

Nearby shops

Premier211 m
Super Shop Food & Wine349 m
La Mediterranea358 m
Food Store512 m

Nearby cafes

The Kitchen Table215 m
Blueprint253 m
Cut The Mustard386 m
MUD675 m

Nearby restaurants

Brittania367 m
Al-Farah674 m
Soni’s Pizza675 m
Afghan Palace681 m

Nearby pubs

Rose and Crown518 m
Secret Bar674 m
Goldfinch675 m
Craft Tooting II675 m

Nearby gyms

Tooting Bec Athletics Track629 m
F45 Training682 m
Snap Fitness700 m
Ivengar Yoga Studio768 m

Nearby pharmacies

Day Lewis Pharmacy201 m
Nettles Pharmacy838 m

Nearby health

Macmillan Way Medical Centre465 m
Tooting Dental Care739 m
Tooting Bec Dental757 m
Tooting Bec Family Practice800 m
Food hygiene (5-star)62% of 26

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

42

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
4.0% (average)London avg: 3.8%Above average yield
Gentrification score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition195
Sales last 12 months2

Rental market

High

Demand

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

65.9

Price growth score

B
Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score20/100
Bakerloo Extension route8,423m
Crossrail 2 route2,740m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 20,862 nationally

1,441

Est. population

24,714/km²

71%

Employed

62%

Degree educated

£48,800

Median income

4.4%

Claimant rate

Inner cityVery high densityYoung professionals

45

Community stability

Age profile

21%
32%
23%
15%
Under 1821%
18–3432%
35–4923%
50–6415%
65+11%

Tenure

20%
32%
27%
21%
Own outright20%
Own (mortgage)32%
Private rent27%
Social rent21%
Shared ownership1%

Ethnicity

58%
White British58%
White Other13%
Asian11%
Black10%
Mixed6%
Other3%

Employment & lifestyle

Managerial / professional58%
Routine / semi-routine13%
No car household45%
Unemployed3%
No qualifications12%

Housing tenure (Census 2021)

Private rent27%
Social rent21%

vs. London

Income vs London+16.2%
Price vs London+9.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
Planning apps (12 months)
22
Planning apps (3 years)
22
Local approval rate
82%
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)
11
Largest scheme
368 homes · PART OF TOOTING BEC HOSPITAL SITE, PART OF TOOTING BEC HOSPITAL SITE, TOOTING BEC ROAD, SW17
Pipeline pressure
LOW

Named schemes (500m)

PART OF TOOTING BEC HOSPITAL SITE, PART OF TOOTING BEC HOSPITAL SITE, TOOTING BEC ROAD, SW17368 homes
completed
TOOTING BEC HOSPITAL SITE (WEST) PHASE 2, 1-29, TOOTING BEC HOSPITAL SITE (WEST) PHASE 2, 1-29, GEARING CLOSE, TOOTING BEC ROAD, SW1729 homes
completed
87, 87, Lucien Road, SW17 8HS3 homes
completed
44, 44, Lucien Road, SW17 8HN3 homes
completed
144, 144, Church Lane, SW17 9PU3 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 (£568,750)

£15,938

Standard buyer

£7,188

First-time buyer

Save £8,750

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 8HS

Full postcodeSW17 8HS
Postcode districtSW17
BoroughLondon Borough of Wandsworth
WardTooting Bec
Latitude51.428455
Longitude-0.155725
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