Abbey · Merton · Wimbledon constituency · 51.41431, -0.19557

SW19 3AF— Abbey, Merton

Location and area intelligence for SW19 3AF, Abbey, Merton

The practical family move

 

Top 5% LondonSchools 100%Safety 75/100Transport 49/100~2% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
76
Safety
75
Schools
100
Transport
49
Environment
62
Investment
37

The bottom line

SW19 3AF offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

SW19 3AF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+45.0% vs London avg
vs London crime-4.0% vs London avg

Deep-dive guides for SW19 3AF

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

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Postcode Personality

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“The practical family move”

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How SW19 3AF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Pelham Primary School

Not yet inspected · 4 min walk

KS2: 107.9

★★★

Secondary

Harris Academy Wimbledon

Outstanding · Inspected Jan 2023 · 7 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 · 51 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

62.2 incidents per 1,000 residents

Better than 52% of London
↑ Rising 1000.0%

+14% vs borough

Crime by type

Other45%
Violence & sexual offences23%
Anti-social behaviour10%
Vehicle crime7%
Burglary6%
Drug offences5%
Robbery3%
Theft0%

Stop & search

0.6

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 · 199m

Crime is 4% below 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£9,098/m²
Price per ft²£845/ft²
Avg floor area100.9 m²

EPC breakdown

C
2%
D
15%
E
4%
F
2%

Based on 23 properties · Confidence: medium

Street mix

Semi 16%Terraced 76%Flat 9%

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 yield855 kWh/kWp/yr
Rebuild cost estimate£252,250
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)
RoofPitched, no insulation (assumed)
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

+8.2%

Total change

+978%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.0%

per year

Acceleration

-14.46

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £100k–£125k · 58 sales

Property Type Mix

Total: 58 sales

Semi-detached15.5%
Terraced75.9%
Flat/maisonette8.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£83k£234k+181.9%2.7
Post-dot-com plateau2001–2004£210k£310k+48%4
Pre-crash peak2005–2007£385k£450k+16.9%2
GFC & correction2008–2012£435k£540k+24.1%1.2
Help-to-Buy recovery2013–2016£610k£922k+51.1%1.3
Brexit uncertainty2017–2019£792k£655k-17.2%1.3
Pandemic surge2020–2021£707k£933k+32%1
Rate-rise correction2023–2023£828k£828k+0%3
Current market2024–2025£923k£895k-3%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
7.1%
District
7.1%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

56out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing0
Trend Position75

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
2.5 min walk
Wimbledon

Nearby stations

South Wimbledon Underground StationNorthern
3 min walk
Merton Park Tram StopTram
5 min walk
Morden Road Tram StopTram
8 min walk
Dundonald Road Tram StopTram
11 min walk
Wimbledon Tram StopTram
13 min walk
No bus stops within 400m

38

Walkability score

148

Footpaths (500m)

0

Santander docks (800m)

2.8 km

Nearest cycle dock

Central London commute times

London Bridge44 min ↑
Victoria ★39 min
Waterloo39 min ↑
Canary Wharf53 min ↑
City46 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

59

Car parks (800m)

2

EV chargers (800m)

Nearest car park126m
Santander docks (800m)0
Nearest cycle dock2.8 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 9.4 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Wimbledon Common SSSI — 3.5 km

Energy

Solar: 855 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 1

Landslide susceptibility: Low

Insurance risk

Standard

Cost band

Low

Flood risk

Low

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 yield854.8 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

MERIT URGENT

13TH FLOOR, MERTON CIVIC CENTRE, 100 LONDON ROAD, SM4 5DX

18 min walk

0

GPs within 1km

7

Dentists within 1km

Nearest hospitalSt George's Hospital · 2.0 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

63

Parks (1km)

22

Restaurants (800m)

12

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

4

Gyms (1km)

11

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Horse & Groom (297 m)

Nearest supermarketSainsbury's · 1.3 km
3 tennis courts1 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

284m

Post office

Nearby shops

Sainsbury's Local226 m
Wimbledon Food N Wine311 m
Lloyds Local432 m
Wimbledon Food & Wine571 m

Nearby cafes

Abundance Cafe128 m
Costa229 m
Bonjour Brioche253 m
Starbucks280 m

Nearby restaurants

Doner Inn230 m
Little Vietnam239 m
Dallas Chicken and Ribs280 m
201 Asian Kitchen280 m

Nearby pubs

Horse & Groom297 m
Prince of Wales441 m
The Trafalgar452 m
The Nelson Arms655 m

Nearby gyms

F45 Training195 m
Hotpod Yoga South Wimbledon217 m
PureGym628 m
Wimbledon Leisure Centre667 m

Nearby pharmacies

Lords Pharmacy324 m
Haydons Pharmacy915 m
Pyramid Pharmacy1.1 km

Nearby health

Wimbledon Medical Practice405 m
Wimbledon Confidental Dental Clinic682 m
Haydons Road Dental Practice892 m
Food hygiene (5-star)63% of 82

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

37

Investment score

Weak

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

Low gross yield (2.1%) 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
2.1% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score26/100
Sales last 12 months0

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

8/100

Velocity score

Future outlook

66.2

Price growth score

B
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score29/100
Bakerloo Extension route11,229m
Crossrail 2 route1,078m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 28,611 nationally

1,768

Est. population

14,411/km²

79%

Employed

69%

Degree educated

£60,900

Median income

2.6%

Claimant rate

Inner cityHigh densityYoung professionals

34

Community stability

Age profile

16%
36%
30%
Under 1816%
18–3436%
35–4930%
50–6411%
65+7%

Tenure

17%
31%
49%
Own outright17%
Own (mortgage)31%
Private rent49%
Social rent2%
Shared ownership1%

Ethnicity

46%
25%
15%
White British46%
White Other25%
Asian15%
Black2%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional61%
Routine / semi-routine11%
No car household48%
Unemployed3%
No qualifications8%

Housing tenure (Census 2021)

Private rent49%
Social rent2%

vs. London

Income vs London+45.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Planning apps (12 months)
16
Planning apps (3 years)
20
Local approval rate
81%
Borough approval rate
74%
Opportunity area
No
CIL rate (residential)
£160/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
33
Largest scheme
86 homes · Broadway House, 112-134, Broadway House, 112-134, The Broadway, 2-14 Stanley Road, Wimbledon, SW19 1RL
Pipeline pressure
NONE

Named schemes (500m)

SITE AT, 12-16, SITE AT, 12-16, SOUTHEY ROAD, SW19 330 homes
completed
FORMER PELHAM SCHOOL, FORMER PELHAM SCHOOL, PELHAM ROAD, SOUTHEY ROAD, SW1929 homes
completed
Former, 64, Kingston Road, Wimbledon, SW19 1LA26 homes
completed
Wimbledon School Of Art Annexe, Wimbledon School Of Art Annexe, Palmerston Road, Kingston Road, SW19 1PB24 homes
completed
30, 30, Griffiths Road, Wimbledon, SW19 1SP23 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

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Key facts for SW19 3AF

Full postcodeSW19 3AF
Postcode districtSW19
BoroughLondon Borough of Merton
WardAbbey
Latitude51.414310
Longitude-0.195568
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