Abbey · Merton · Mitcham and Morden constituency · 51.41449, -0.18488

SW19 2NB— Abbey, Merton

Location and area intelligence for SW19 2NB, Abbey, Merton

The practical family move

 

Schools 100%Safety 71/100Transport 47/100~3% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
63
Safety
71
Schools
100
Transport
47
Environment
59
Investment
44

The bottom line

SW19 2NB offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: 5 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

SW19 2NB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-2.6% vs London avg
vs London crime+33.0% vs London avg

Deep-dive guides for SW19 2NB

🛡️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🔒 Very Safe

“The practical family move”

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How SW19 2NB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

All Saints' CofE Primary School

Not yet inspected · Inspected Jan 2025 · 6 min walk

KS2: 106.4

★★★

Secondary

Harris Academy Wimbledon

Outstanding · Inspected Jan 2023 · 2 min walk

P8: +0.64A8: 50.9

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Spencer Nursery School

Not inspected · 47 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

86.2 incidents per 1,000 residents

Higher crime than 65% of London
↑ Rising 323.7%

+58% vs borough

Crime by type

Other35%
Violence & sexual offences27%
Anti-social behaviour17%
Vehicle crime7%
Burglary6%
Drug offences4%
Theft2%
Robbery1%

Stop & search

1.1

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 891m

Crime is +33% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£7,768/m²
Price per ft²£722/ft²
Avg floor area77.6 m²

EPC breakdown

B
4%
C
9%
D
17%
E
5%
G
1%

Based on 36 properties · Confidence: high

Street mix

Semi 4%Terraced 92%Other 4%

LHA rates — Outer South London

Shared room£569/mo
1 bedroom£950/mo
2 bedrooms£1200/mo
3 bedrooms£1500/mo
4 bedrooms£1950/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£194,000
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 CAnnual charge £1,771
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+7.9%

Total change

+951%

Market Activity

Price Velocity & Acceleration

Current Velocity

+12.6%

per year

Acceleration

+27.93

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £75k–£100k · 50 sales

Property Type Mix

Total: 50 sales

Semi-detached4%
Terraced96%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£61k£175k+189.3%2.8
Post-dot-com plateau2001–2004£185k£249k+34.6%2.5
Pre-crash peak2005–2007£249k£306k+22.9%2.3
GFC & correction2008–2012£365k£373k+2.2%1
Help-to-Buy recovery2013–2015£360k£518k+43.8%2.3
Brexit uncertainty2018–2018£550k£550k+0%1
Pandemic surge2020–2021£663k£640k-3.4%2
Rate-rise correction2022–2022£668k£668k+0%1
Current market2025–2026£565k£636k+12.6%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
9.5%
District
9.5%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
South Wimbledon Underground StationNorthern line
6.1 min walk
Haydons Road

Nearby stations

South Wimbledon Underground StationNorthern
6 min walk
Colliers Wood Underground StationNorthern
8 min walk
Morden Road Tram StopTram
10 min walk
Merton Park Tram StopTram
14 min walk
Phipps Bridge Tram StopTram
15 min walk
No bus stops within 400m

49

Walkability score

143

Footpaths (500m)

0

Santander docks (800m)

2.9 km

Nearest cycle dock

Central London commute times

London Bridge47 min ↑
Victoria ★42 min
Waterloo42 min ↑
Canary Wharf56 min ↑
City48 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

56

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)18
Nearest car park150m
Santander docks (800m)0
Nearest cycle dock2.9 km

Nearby car parks

🅿️
Merantun Way Car Park· yes
245m

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: 25.0 µg/m³ · PM2.5: 13.0 µg/m³
Better than 83% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.1 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Wimbledon Common SSSI — 4.1 km

Energy

Solar: 853 kWh/kWp/yr

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): 1

Landslide susceptibility: Low

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,530 hrs/yr

Sunshine

595 mm/yr

Rainfall

22.9°C

Summer avg

3.0°C

Winter avg

Solar yield852.8 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

MITCHAM & TOOTING HEALTH

81 HASLEMERE AVENUE, CR4 3PR

10 min walk

74%

Recommend GP

74%

Overall GP experience

1

GPs within 1km

5

Dentists within 1km

3

Care homes (1km)

Nearest hospitalSt George's Hospital · 1.5 km
Nearest A&EEPSOM AND ST HELIER UNIVERSITY HOSPITALS NHS TRUST · 3.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%67.6%

Amenities

Shops, restaurants, parks and more

60

Parks (1km)

18

Restaurants (800m)

4

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

6

Gyms (1km)

8

Sports (1km)

0

Convenience

Nearest supermarketAldi · 450 m
1 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

D
566 licensed premises in borough172 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

525m

Post office

Nearby shops

Merton News Box304 m
Lathu Food & Wine412 m
Wimbledon Food N Wine495 m
Co-op Food572 m

Nearby cafes

Express By Gourmet284 m
Eggs Benedict489 m
Starbucks498 m
Bonjour Brioche518 m

Nearby restaurants

Assisted by Nature182 m
Rock Star Sushi Bar193 m
Pizza Hut194 m
KFC194 m

Nearby pubs

The Merton Apprentice176 m
The Nelson Arms187 m
The William Morris209 m
The Trafalgar301 m

Nearby gyms

David Lloyd Colliers Wood328 m
The Gym441 m
Jetts Fitness482 m
Hotpod Yoga South Wimbledon553 m

Nearby pharmacies

Boots557 m
AP Chemist652 m
Haydons Pharmacy728 m
Kamsons Pharmacy815 m

Nearby health

Wimbledon Confidental Dental Clinic180 m
Haydons Road Dental Practice691 m
Food hygiene (5-star)69% of 91

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%

High street

E

High street health

Investment

Investment grade, yield and market outlook

44

Investment score

Moderate

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

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
3.2% (average)London avg: 3.8%Below average yield — bottom 57%
Gentrification score16/100
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+5.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

40.4

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route10,791m
Crossrail 2 route1,672m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,317 nationally

1,867

Est. population

10,199/km²

59%

Employed

39%

Degree educated

£40,900

Median income

6.7%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

37

Community stability

Age profile

28%
25%
21%
17%
Under 1828%
18–3425%
35–4921%
50–6417%
65+8%

Tenure

22%
53%
Own outright12%
Own (mortgage)11%
Private rent22%
Social rent53%
Shared ownership2%

Ethnicity

34%
16%
21%
18%
White British34%
White Other16%
Asian21%
Black18%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine25%
No car household50%
Unemployed5%
No qualifications20%

Housing tenure (Census 2021)

Social rent53%
Private rent22%

vs. London

Income vs London-2.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
12
Planning apps (12 months)
8
Planning apps (3 years)
16
Local approval rate
88%
Borough approval rate
74%
Opportunity area
No
CIL rate (residential)
£160/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
5

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
22
Largest scheme
218 homes · Phase 1 & 2, Brown & Root House, 125, Phase 1 & 2, Brown & Root House, 125, High Street Collier's Wood, SW19 2JG
Pipeline pressure
NONE

Named schemes (500m)

MERTON ABBEY MILLS (SOUTHERN AREA), MERTON ABBEY MILLS (SOUTHERN AREA), WATERMILL WAY, SW19164 homes
completed
Land to the north and east of Marsh Court, Land to the north and east of Marsh Court, Pincott Road, Nelson Grove Road and Rodney Place, South Wimbledon, SW19 2JL134 homes
completed
MERTON ABBEY MILLS (EASTERN AREA), MERTON ABBEY MILLS (EASTERN AREA), WATERMILL WAY, SW1972 homes
completed
MERTON ABBEY MILLS, SOUTH WEST CORNER, MERTON ABBEY MILLS, SOUTH WEST CORNER, WATERMILL WAY, SW1952 homes
completed
FURNITURE LAND, FURNITURE LAND, MERTON HIGH STREET, SW19 1DG33 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
15.5%
Ward turnout
135%
Election year
2026
MP
Dame Siobhain McDonagh (Labour)
MP majority
12,610
Constituency
Wimbledon

Councillors

John Matthew BraithwaiteLib Dems
Klaar DresselaersLib Dems
Barry John SmithLib Dems

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Key facts for SW19 2NB

Full postcodeSW19 2NB
Postcode districtSW19
BoroughLondon Borough of Merton
WardAbbey
Latitude51.414486
Longitude-0.184876
Parliamentary constituencyMitcham and Morden
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