Abbey · Merton · Wimbledon constituency · 51.41499, -0.18506

SW19 2ND— Abbey, Merton

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

The overachiever's postcode

 

Schools 100%Safety 68/100Transport 43/100Low yield 2.33%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
66
Safety
68
Schools
100
Transport
43
Environment
59
Investment
39

The bottom line

SW19 2ND offers exceptional schools (100% Good/Outstanding) and low crime at £825,000 median — strong value for Families who can accept its trade-offs.

The catch: 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

SW19 2ND

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price+58.7% vs London avg
vs London income+27.4% vs London avg
vs London crime+64.0% vs London avg

Deep-dive guides for SW19 2ND

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

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“The overachiever's postcode”

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How SW19 2ND 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 · 5 min walk

KS2: 106.4

★★★

Secondary

Harris Academy Wimbledon

Outstanding · Inspected Jan 2023 · 3 min walk

P8: +0.64A8: 50.9

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Spencer Nursery School

Not inspected · 48 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

106.4 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 1330.8%

+95% vs borough

Crime by type

Other31%
Violence & sexual offences25%
Anti-social behaviour18%
Vehicle crime8%
Burglary8%
Drug offences5%
Theft3%
Robbery2%

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: Fire Station · 872m

Crime is +64% above 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.

£825,000

Median sale price

Top 25% — 59% above London median

£825,000 is 59% above the London median (£520,000)

+28.0%

This year

Terraced

Dominant type

Price history

5-year change
+29.9%
Sales (24 months)5
New build0.0%
Avg terraced£825,000
Price per m²£10,577/m²
Price per ft²£983/ft²
Avg floor area78.8 m²

EPC breakdown

C
10%
D
15%
E
5%
G
1%

Based on 31 properties · Confidence: high

Street mix

Semi 2%Terraced 98%

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

Stamp duty

Standard buyer£28,750
First-time buyerFTB
£28,750
Additional propertyBTL/2nd
£53,500

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

15.4×

Price-to-income

£4,127/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£197,000
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, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,992
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+8.3%

Total change

+995%

Market Activity

Price Velocity & Acceleration

Current Velocity

+15.5%

per year

Acceleration

+4.41

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £500k–£600k · 82 sales

Property Type Mix

Total: 82 sales

Semi-detached2.4%
Terraced97.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£77k£185k+141.8%3.8
Post-dot-com plateau2001–2004£187k£265k+41.9%3.2
Pre-crash peak2005–2007£240k£360k+50%5
GFC & correction2008–2012£362k£348k-3.7%1.8
Help-to-Buy recovery2013–2016£368k£598k+62.8%3
Brexit uncertainty2019–2019£629k£629k+0%2
Pandemic surge2020–2021£599k£635k+6%2
Rate-rise correction2022–2022£653k£653k+0%2
Current market2024–2025£725k£838k+15.5%3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

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

22out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing1
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

South Wimbledon Underground StationNorthern
6 min walk
Colliers Wood Underground StationNorthern
7 min walk
Morden Road Tram StopTram
11 min walk
Merton Park Tram StopTram
14 min walk
Haydons RoadNational Rail
15 min walk
No bus stops within 400m

51

Walkability score

153

Footpaths (500m)

0

Santander docks (800m)

2.8 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 park178m
Santander docks (800m)0
Nearest cycle dock2.8 km

Nearby car parks

🅿️
Merantun Way Car Park· yes
280m

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: 9.0 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 70%
Above 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): None recorded

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

11 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 · 1.4 km
Nearest A&EEPSOM AND ST HELIER UNIVERSITY HOSPITALS NHS TRUST · 3.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%67.6%

Amenities

Shops, restaurants, parks and more

58

Parks (1km)

17

Restaurants (800m)

6

Cafes (800m)

4

Pubs (400m)

1

Pharmacies (800m)

6

Gyms (1km)

8

Sports (1km)

2

Convenience

Nearest supermarketAldi · 446 m
1 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

501m

Post office

Nearby shops

Merton News Box278 m
Lathu Food & Wine355 m
Wimbledon Food N Wine470 m
Co-op Food551 m

Nearby cafes

Express By Gourmet256 m
Eggs Benedict464 m
Starbucks488 m
One Tea516 m

Nearby restaurants

Pizza Hut232 m
Assisted by Nature235 m
KFC238 m
Rock Star Sushi Bar247 m

Nearby pubs

The Nelson Arms136 m
The Merton Apprentice229 m
The William Morris266 m
The Trafalgar307 m

Nearby gyms

David Lloyd Colliers Wood351 m
The Gym439 m
Jetts Fitness514 m
Hotpod Yoga South Wimbledon536 m

Nearby pharmacies

Boots582 m
AP Chemist627 m
Haydons Pharmacy671 m
Kamsons Pharmacy873 m

Nearby health

Wimbledon Confidental Dental Clinic126 m
Haydons Road Dental Practice633 m
Food hygiene (5-star)71% of 95

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

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 (2.3%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
2.3% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score29/100
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+5.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

70.5

Price growth score

B
Low

New supply risk

Strong gentrification momentumConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route10,751m
Crossrail 2 route1,634m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,181 nationally

1,748

Est. population

12,682/km²

69%

Employed

58%

Degree educated

£53,500

Median income

3.4%

Claimant rate

Inner cityHigh densityYoung professionals

42

Community stability

Age profile

18%
29%
27%
14%
Under 1818%
18–3429%
35–4927%
50–6414%
65+12%

Tenure

15%
31%
30%
23%
Own outright15%
Own (mortgage)31%
Private rent30%
Social rent23%
Shared ownership0%
Rent free0%

Ethnicity

51%
19%
13%
White British51%
White Other19%
Asian13%
Black6%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine13%
No car household46%
Unemployed4%
No qualifications14%

Housing tenure (Census 2021)

Private rent30%
Social rent23%

vs. London

Income vs London+27.4%
Price vs London+58.7%

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)
19
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)
3

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
27
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
Mr Paul Kohler (Liberal Democrat)
MP majority
12,610
Constituency
Wimbledon

Councillors

John Matthew BraithwaiteLib Dems
Klaar DresselaersLib Dems
Barry John SmithLib Dems

Stamp Duty & Affordability Calculator

Stamp duty on median price (£825,000)

£28,750

Standard buyer

£28,750

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 SW19 2ND

Full postcodeSW19 2ND
Postcode districtSW19
BoroughLondon Borough of Merton
WardAbbey
Latitude51.414993
Longitude-0.185057
Parliamentary constituencyWimbledon
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