Raynes Park · Merton · Wimbledon constituency · 51.40813, -0.22729

SW20 8BE— Raynes Park, Merton

Location and area intelligence for SW20 8BE, Raynes Park, Merton

The family fortress

 

Top 5% LondonSchools 100%Safety 84/100Transport 49/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
75
Safety
84
Schools
90
Transport
49
Environment
71
Investment
46

The bottom line

SW20 8BE offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 46 min to waterloo — above average for this zone.

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Location

SW20 8BE

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 income+18.6% vs London avg
vs London crime-28.0% vs London avg

Deep-dive guides for SW20 8BE

🛡️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 SW20 8BE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Hollymount School

Good · Inspected Feb 2024 · 9 min walk

KS2: 108.5

★★

Secondary

Ursuline High School Wimbledon

Good · Inspected Oct 2021 · 10 min walk

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Eastwood Nursery School

Not inspected · 63 min walk

3 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

47.1 incidents per 1,000 residents

Better than 65% of London
→ Stable

-14% vs borough

Crime by type

Violence & sexual offences34%
Other32%
Anti-social behaviour12%
Vehicle crime8%
Drug offences7%
Burglary4%
Robbery3%
Theft0%

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: New Malden Fire Station · 1.6km

Crime is 28% 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£8,499/m²
Price per ft²£790/ft²
Avg floor area74 m²

EPC breakdown

C
10%
D
15%
E
3%
F
1%

Based on 29 properties · Confidence: medium

Street mix

Semi 2%Terraced 81%Flat 18%

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£185,000
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 DAnnual charge £1,992
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.7%

Total change

+602%

Market Activity

Price Velocity & Acceleration

Current Velocity

-34.4%

per year

Acceleration

-82.01

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £200k–£250k · 68 sales

Property Type Mix

Total: 68 sales

Semi-detached1.5%
Terraced80.9%
Flat/maisonette17.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£86k£172k+101.2%2.7
Post-dot-com plateau2001–2003£173k£243k+40.2%2
Pre-crash peak2005–2007£268k£345k+28.7%4
GFC & correction2008–2011£393k£375k-4.5%1.7
Help-to-Buy recovery2013–2016£279k£695k+148.8%3
Brexit uncertainty2017–2019£620k£573k-7.6%3
Pandemic surge2021–2021£560k£560k+0%4
Rate-rise correction2022–2023£846k£620k-26.7%2
Current market2024–2025£915k£600k-34.4%1.5

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
5.1%
District
5.1%
Terraced+0% α
Local
8.9%
District
8.9%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Raynes Park→ Waterloo· 14 tph
21 min

Nearby stations

Raynes ParkNational Rail
3 min walk
Dundonald Road Tram StopTram
22 min walk
Merton Park Tram StopTram
24 min walk
Wimbledon Underground StationDistrict
26 min walk
Wimbledon Tram StopTram
26 min walk
No bus stops within 400m

56

Walkability score

135

Footpaths (500m)

0

Santander docks (800m)

3.7 km

Nearest cycle dock

Central London commute times

London Bridge55 min ↑
Victoria53 min ↑
Waterloo ★46 min
Canary Wharf65 min ↑
City55 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

10

Car parks (800m)

2

EV chargers (800m)

Nearest car park186m
Santander docks (800m)0
Nearest cycle dock3.7 km

Nearby car parks

🅿️
bus stand
186m
🅿️
Land Rover Service Centre Wimbledon
285m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 22.0 µg/m³ · PM2.5: 13.0 µg/m³
Better than 87% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.3 km away✗ Not Green Belt✗ Not AONB37% green spaceTree canopy: 70%
More green space than 91% of London

Nearest SSSI: Wimbledon Common SSSI — 2.9 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): 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

1,530 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

WEST BARNES SURGERY

229 WEST BARNES LANE, KT3 6JD

16 min walk

80%

Recommend GP

80%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

3

Care homes (1km)

Nearest hospitalNew Victoria Hospital · 2.1 km
Nearest A&EEPSOM AND ST HELIER UNIVERSITY HOSPITALS NHS TRUST · 4.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%67.6%

Amenities

Shops, restaurants, parks and more

63

Parks (1km)

18

Restaurants (800m)

8

Cafes (800m)

2

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

20

Sports (1km)

4

Convenience

Nearest supermarketThe Savanna · 216 m
9 tennis courts3 swimming pools7 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

360m

Post office

Nearby shops

Raynes Park Express182 m
Simply Local277 m
Sainsbury's Local309 m
Costcutter310 m

Nearby cafes

Raw Deli122 m
Veggieberg215 m
Three Apes227 m
Starbucks239 m

Nearby restaurants

Mora Meza Bar & Restaurant124 m
Taste of Cochin133 m
Whistle Stop162 m
Italian Crust Pizza165 m

Nearby pubs

Prince George's Club117 m
Raynes Park Tavern263 m

Nearby gyms

Revivals126 m
Anytime Fitness213 m
David Lloyd Raynes Park424 m
David Lloyd Raynes Park health club430 m

Nearby pharmacies

Boots234 m
Trident Pharmacy311 m
Barkers385 m

Nearby health

Wimbledon Dental Centre225 m
Confident326 m
Park Clinic515 m
Food hygiene (5-star)80% of 49

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

46

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 score24/100
Sales last 12 months1

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

Price growth score

B
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route13,157m
Crossrail 2 route2,068m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 29,302 nationally

1,572

Est. population

16,126/km²

76%

Employed

65%

Degree educated

£49,800

Median income

2.1%

Claimant rate

Inner cityVery high densityYoung professionals

41

Community stability

Age profile

19%
25%
31%
13%
Under 1819%
18–3425%
35–4931%
50–6413%
65+12%

Tenure

26%
31%
41%
Own outright26%
Own (mortgage)31%
Private rent41%
Social rent2%
Shared ownership0%

Ethnicity

55%
23%
White British55%
White Other23%
Asian11%
Black3%
Mixed5%
Other2%

Employment & lifestyle

Managerial / professional60%
Routine / semi-routine10%
No car household34%
Unemployed2%
No qualifications8%

Housing tenure (Census 2021)

Private rent41%
Social rent2%

vs. London

Income vs London+18.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Planning apps (12 months)
12
Planning apps (3 years)
16
Local approval rate
67%
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)
32
Largest scheme
88 homes · 21-31, 21-31, Coombe Lane, 22 West Barnes Lane, SW20 0LX
Pipeline pressure
NONE

Named schemes (500m)

LIBRARY RAYNES PARK, LIBRARY RAYNES PARK, APPROACH ROAD, SW20 8BA29 homes
completed
8-12, 8-12, Coombe Lane, Raynes Park, SW20 8ND12 homes
completed
EXCEL HOUSE, 6, EXCEL HOUSE, 6, PEPYS ROAD, SW20 8NH10 homes
completed
14-16, 14-16, Coombe Lane, SW20 8ND9 homes
completed
213, 213, Worple Road, SW20 8QY9 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
16.9%
Ward turnout
139%
Election year
2026
MP
Mr Paul Kohler (Liberal Democrat)
MP majority
12,610
Constituency
Wimbledon

Councillors

Victoria Jane WilsonLib Dems
Chessie FlackLib Dems
Matthew James WillisLib Dems

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Key facts for SW20 8BE

Full postcodeSW20 8BE
Postcode districtSW20
BoroughLondon Borough of Merton
WardRaynes Park
Latitude51.408130
Longitude-0.227287
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