South Balham · Wandsworth · Tooting constituency · 51.43633, -0.15578

SW17 8RT— South Balham, Wandsworth

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

The family fortress

 

Top 8% LondonSchools 100%Safety 84/100Transport 54/100Yield 3.91%

Best for: Families

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Strong for families — high safety and school scores

Liveability
74
Safety
84
Schools
100
Transport
54
Environment
82
Investment
49

The bottom line

SW17 8RT offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £582,500 median — a strong choice for Families.

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Location

SW17 8RT

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+12.0% vs London avg
vs London income+16.9% vs London avg
vs London crime-33.0% vs London avg

Deep-dive guides for SW17 8RT

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SW17 8RT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

St Anselm's Catholic Primary School

Outstanding · Inspected Sept 2023 · 2 min walk

KS2: 110.1

—

Secondary

Chestnut Grove Academy

Not yet inspected · 12 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 · 14 min walk

6 primaries · 2 secondaries · 0 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)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Tooting Fire Station · 513m

Crime is 33% below London average

Property

2 Jul

Prices, sales volume and market trends

£582,500

Median sale price

Above London median by 12%

£582,500 is 12% above the London median (£520,000)

-50.5%

This year

Flat

Dominant type

Price history

5-year change
+12.0%
Sales (24 months)8
New build0.0%
Avg terraced£940,830
Avg flat£580,000
Price per m²£6,523/m²
Price per ft²£606/ft²
Avg floor area92.3 m²

EPC breakdown

C
22%
D
27%
E
3%

Based on 52 properties · Confidence: high

Street mix

Semi 4%Terraced 27%Flat 68%

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£16,625
First-time buyerFTB
£7,875
Additional propertyBTL/2nd
£34,100

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

11.9×

Price-to-income

£2,914/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£230,750
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

1995–2025 · CAGR

+6.7%

Total change

+590%

Market Activity

Price Velocity & Acceleration

Current Velocity

-32.2%

per year

Acceleration

-74.66

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £200k–£250k · 95 sales

Property Type Mix

Total: 95 sales

Semi-detached4.2%
Terraced27.4%
Flat/maisonette68.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£84k£175k+107.7%5.7
Post-dot-com plateau2001–2004£215k£260k+20.9%2.2
Pre-crash peak2005–2007£554k£388k-30.1%4.7
GFC & correction2008–2011£200k£385k+92.2%3
Help-to-Buy recovery2013–2016£360k£1.19m+230.6%1.8
Brexit uncertainty2017–2019£665k£386k-42%1.7
Pandemic surge2020–2021£510k£520k+2%1
Rate-rise correction2023–2023£600k£600k+0%2
Current market2024–2025£855k£580k-32.2%5

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
6.9%
District
6.9%
Terraced+0% α
Local
8.3%
District
8.3%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

73out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing18
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Tooting Bec Underground StationNorthern
4 min walk
Balham Underground StationNorthern
10 min walk
BalhamNational Rail
10 min walk
Tooting Broadway Underground StationNorthern
16 min walk
Clapham South Underground StationNorthern
24 min walk
No bus stops within 400m

52

Walkability score

79

Footpaths (500m)

0

Santander docks (800m)

1.3 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 park427m
Santander docks (800m)0
Nearest cycle dock1.3 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: 6.0 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

CLAPHAM PARK GROUP PRACTICE

72 CLARENCE AVENUE, SW4 8JP

28 min walk

91%

Recommend GP

91%

Overall GP experience

0

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSpringfield University Hospital · 1.0 km
Nearest A&EEPSOM AND ST HELIER UNIVERSITY HOSPITALS NHS TRUST · 6.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%67.6%

Amenities

Shops, restaurants, parks and more

18

Parks (1km)

30

Restaurants (800m)

17

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

6

Sports (1km)

3

Convenience

No pubs within 400m — nearest: The Wheatsheaf (309 m)

Nearest supermarketTolian's · 323 m
1 swimming pools2 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)

413m

Post office

Nearby shops

Sainsbury's Local154 m
Tesco Express163 m
Gastronom Gourmet261 m
Oh My Deli371 m

Nearby cafes

Joice141 m
Milk Run206 m
Dee Light Bakery207 m
Walker Wyatt Coffee293 m

Nearby restaurants

Papas Tops Pizza136 m
Taboullah137 m
Lebanese Garden223 m
Biryani Waala237 m

Nearby pubs

The Wheatsheaf309 m
Rose and Crown382 m
The Kings Head585 m
Ega Alter624 m

Nearby gyms

Revive134 m
Moreyoga144 m
Fitness First174 m
Balham Leisure Centre609 m

Nearby pharmacies

Nettles Pharmacy372 m
Day Lewis Pharmacy429 m
Dexpharm744 m
Superdrug910 m

Nearby health

Tooting Bec Family Practice516 m
Macmillan Way Medical Centre611 m
Tooting Bec Dental664 m
Balham Dental Care874 m
Food hygiene (5-star)58% of 114

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

49

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
3.9% (average)London avg: 3.8%Above average yield
Gentrification score30/100
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

79.3

Price growth score

B
Low

New supply risk

Strong gentrification momentumHigh investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score24/100
Bakerloo Extension route7,660m
Crossrail 2 route2,327m

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%
Price vs London+12.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
13
Planning apps (12 months)
43
Planning apps (3 years)
36
Local approval rate
95%
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
0
Under construction
0
Completed (3yr)
21
Largest scheme
124 homes · SITE OF THE FORMER TOOTING BEC HOSPITAL, SITE OF THE FORMER TOOTING BEC HOSPITAL, TOOTING BEC ROAD, SW17
Pipeline pressure
NONE

Named schemes (500m)

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
St Anthony's Court, 49, St Anthony's Court, 49, Foxbourne Road, SW17 8EN13 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 (£582,500)

£16,625

Standard buyer

£7,875

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 8RT

Full postcodeSW17 8RT
Postcode districtSW17
BoroughLondon Borough of Wandsworth
WardSouth Balham
Latitude51.436334
Longitude-0.155781
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