Abbey · Merton · Wimbledon constituency · 51.42105, -0.18902

SW19 8RY— Abbey, Merton

Location and area intelligence for SW19 8RY, Abbey, Merton

The practical family move

 

Schools 100%Safety 74/100Transport 40/100Low yield 2.50%

Best for: Families

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

Liveability
63
Safety
74
Schools
100
Transport
40
Environment
61
Investment
40

The bottom line

SW19 8RY offers exceptional schools (100% Good/Outstanding) and low crime at £767,500 median — strong value for Families who can accept its trade-offs.

The catch: 47 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

SW19 8RY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+47.6% vs London avg
vs London income+27.4% vs London avg
vs London crime+7.0% vs London avg

Deep-dive guides for SW19 8RY

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

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“The practical family move”

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How SW19 8RY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Garfield Primary School

Not yet inspected · 5 min walk

KS2: 106.3

★★★

Secondary

Harris Academy Wimbledon

Outstanding · Inspected Jan 2023 · 10 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

Balham Nursery School

Not inspected · 46 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

69.7 incidents per 1,000 residents

Higher crime than 53% of London
↑ Rising 1281.8%

+28% vs borough

Crime by type

Other28%
Anti-social behaviour24%
Violence & sexual offences22%
Vehicle crime13%
Drug offences5%
Burglary5%
Theft3%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 850m

Crime is +7% above 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.

£767,500

Median sale price

Top 25% — 48% above London median

£767,500 is 48% above the London median (£520,000)

+64.4%

This year

Flat

Dominant type

Price history

5-year change
-13.8%
Sales (24 months)6
New build0.0%
Avg terraced£1,325,000
Avg flat£622,500
Price per m²£9,269/m²
Price per ft²£861/ft²
Avg floor area81.8 m²

EPC breakdown

B
16%
C
21%
D
9%
E
5%
G
1%

Based on 52 properties · Confidence: high

Street mix

Semi 19%Terraced 35%Flat 45%Other 1%

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£25,875
First-time buyerFTB
£25,875
Additional propertyBTL/2nd
£48,900

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

14.3×

Price-to-income

£3,839/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£204,500
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
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,992
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.6%

Total change

+620%

Market Activity

Price Velocity & Acceleration

Current Velocity

+78.3%

per year

Acceleration

+105.93

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £200k–£250k · 73 sales

Property Type Mix

Total: 73 sales

Semi-detached19.2%
Terraced35.6%
Flat/maisonette45.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£154k£235k+52.4%3.7
Post-dot-com plateau2001–2004£224k£445k+98.7%1.8
Pre-crash peak2005–2007£369k£650k+76.2%3
GFC & correction2009–2011£245k£345k+41%1.7
Help-to-Buy recovery2013–2016£755k£555k-26.5%3.2
Brexit uncertainty2018–2019£958k£605k-36.8%2.5
Pandemic surge2020–2021£865k£890k+2.9%2
Rate-rise correction2022–2023£1.18m£500k-57.5%1
Current market2024–2026£860k£1.11m+29.1%2

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
6.8%
District
6.8%
Semi-detached+0% α
Local
14.8%
District
14.8%
Terraced+0% α
Local
8.4%
District
8.4%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

26out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing18
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
8.1 min walk
Haydons Road

Nearby stations

Haydons RoadNational Rail
6 min walk
South Wimbledon Underground StationNorthern
8 min walk
Colliers Wood Underground StationNorthern
10 min walk
Wimbledon Tram StopTram
15 min walk
Merton Park Tram StopTram
15 min walk
No bus stops within 400m

39

Walkability score

166

Footpaths (500m)

0

Santander docks (800m)

2.4 km

Nearest cycle dock

Central London commute times

London Bridge53 min ↑
Victoria ★47 min
Waterloo49 min ↑
Canary Wharf63 min ↑
City54 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

95

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)18
Nearest car park17m
Santander docks (800m)0
Nearest cycle dock2.4 km

Nearby car parks

🅿️
Wimbledon Garage· yes
728m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 8.6 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 67%
Above average green space

Nearest SSSI: Wimbledon Common SSSI — 3.5 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

20 min walk

74%

Recommend GP

74%

Overall GP experience

0

GPs within 1km

6

Dentists within 1km

4

Care homes (1km)

Nearest hospitalSt George's Hospital · 1.1 km
Nearest A&EEPSOM AND ST HELIER UNIVERSITY HOSPITALS NHS TRUST · 4.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%67.6%

Amenities

Shops, restaurants, parks and more

67

Parks (1km)

21

Restaurants (800m)

12

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

1

Convenience

Nearest supermarketLidl · 1.1 km
1 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

367m

Post office

Nearby shops

Haydon Late Shop144 m
Lathu Food & Wine373 m
Wimbledon Food N Wine621 m
Wimbledon Food & Wine625 m

Nearby cafes

Bonjour Brioche270 m
Bliss Coffee400 m
Cuppa' Chaii413 m
Polka Café440 m

Nearby restaurants

Golden House151 m
Katsushi376 m
King Star378 m
Golden Palace378 m

Nearby pubs

The Garden Shed179 m
The Sultan382 m
The Nelson Arms606 m
Horse & Groom643 m

Nearby gyms

Wimbledon Leisure Centre295 m
(Unoccupied)360 m
Hotpod Yoga South Wimbledon705 m
F45 Training738 m

Nearby pharmacies

Haydons Pharmacy106 m

Nearby health

Haydons Road Dental Practice129 m
Wimbledon Confidental Dental Clinic607 m
Wimbledon Medical Practice747 m
Food hygiene (5-star)65% 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

A

High street health

Investment

Investment grade, yield and market outlook

40

Investment score

Moderate

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

Low gross yield (2.5%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
2.5% (low)London avg: 3.8%Below average yield — bottom 75%
Gentrification score18/100
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

53.8

Price growth score

C
Low

New supply risk

Infrastructure pipeline

Infrastructure score33/100
Bakerloo Extension route10,355m
Crossrail 2 route1,076m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,536 nationally

2,181

Est. population

13,120/km²

71%

Employed

55%

Degree educated

£53,500

Median income

3.8%

Claimant rate

Inner cityHigh densityYoung professionals

38

Community stability

Age profile

20%
30%
26%
14%
Under 1820%
18–3430%
35–4926%
50–6414%
65+9%

Tenure

25%
33%
29%
Own outright13%
Own (mortgage)25%
Private rent33%
Social rent29%
Shared ownership0%
Rent free0%

Ethnicity

48%
22%
White British48%
White Other22%
Asian11%
Black7%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional48%
Routine / semi-routine16%
No car household45%
Unemployed4%
No qualifications14%

Housing tenure (Census 2021)

Private rent33%
Social rent29%

vs. London

Income vs London+27.4%
Price vs London+47.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Planning apps (12 months)
19
Planning apps (3 years)
22
Local approval rate
90%
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)
37
Largest scheme
197 homes · CONNOLLY LEATHER WORKS (SCHEME 1), CONNOLLY LEATHER WORKS (SCHEME 1), EAST ROAD, WANDLE BANK, SW19
Pipeline pressure
NONE

Named schemes (500m)

SUNLIGHT LAUNDRY, SUNLIGHT LAUNDRY, SOUTH PARK ROAD, SW19 8TA23 homes
completed
92-108, 92-108, GARFIELD ROAD, SW1921 homes
completed
FORMER BR COAL DEPOT, NORTH SIDE OF STN., FORMER BR COAL DEPOT, NORTH SIDE OF STN., HAYDONS ROAD, SW19 8SL16 homes
completed
100-106, 100-106, Haydons Road, SW19 1AW14 homes
completed
8, 8, Burgess Mews, SW19 1UF11 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 (£767,500)

£25,875

Standard buyer

£25,875

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 8RY

Full postcodeSW19 8RY
Postcode districtSW19
BoroughLondon Borough of Merton
WardAbbey
Latitude51.421052
Longitude-0.189017
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