Raynes Park · Merton · Wimbledon constituency · 51.40844, -0.22507

SW20 8BL— Raynes Park, Merton

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

The family fortress

 

Top 13% LondonSchools 100%Safety 84/100Transport 47/100Low yield 2.26%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
72
Safety
84
Schools
90
Transport
47
Environment
69
Investment
52

The bottom line

SW20 8BL offers exceptional schools (100% Good/Outstanding) and low crime at £850,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: 46 min to waterloo — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

SW20 8BL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price+63.5% vs London avg
vs London income+18.6% vs London avg
vs London crime-28.0% vs London avg

Deep-dive guides for SW20 8BL

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

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“The family fortress”

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How SW20 8BL 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 · 9 min walk

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Eastwood Nursery School

Not inspected · 63 min walk

4 primaries · 1 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: New Malden Fire Station · 1.8km

Crime is 28% below 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.

£850,000

Median sale price

Top 25% — 63% above London median

£850,000 is 63% above the London median (£520,000)

-22.4%

This year

Terraced

Dominant type

Price history

5-year change
+37.4%
Sales (24 months)5
New build0.0%
Avg terraced£850,000
Price per m²£10,278/m²
Price per ft²£955/ft²
Avg floor area85.4 m²

EPC breakdown

C
20%
D
15%
E
5%
F
1%
G
1%

Based on 42 properties · Confidence: high

Street mix

Semi 11%Terraced 80%Flat 10%

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£30,000
First-time buyerFTB
£30,000
Additional propertyBTL/2nd
£55,500

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

17.1×

Price-to-income

£4,252/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield855 kWh/kWp/yr
Rebuild cost estimate£213,500
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
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

1995–2026 · CAGR

+7.2%

Total change

+768%

Market Activity

Price Velocity & Acceleration

Current Velocity

-22.4%

per year

Acceleration

-46.89

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £350k–£400k · 95 sales

Property Type Mix

Total: 95 sales

Semi-detached10.5%
Terraced80%
Flat/maisonette9.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£76k£173k+127%3.2
Post-dot-com plateau2001–2004£186k£266k+43%4.2
Pre-crash peak2005–2007£277k£362k+30.6%3.7
GFC & correction2008–2012£370k£423k+14.2%3.4
Help-to-Buy recovery2013–2016£450k£698k+55%2.2
Brexit uncertainty2017–2019£730k£690k-5.5%2.7
Pandemic surge2020–2021£623k£619k-0.6%3
Rate-rise correction2022–2023£718k£855k+19.2%1.5
Current market2024–2026£683k£660k-3.3%2.7

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
16.7%
District
16.7%
Terraced+0% α
Local
8.4%
District
8.4%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
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
Wimbledon Underground StationDistrict line
23 min walk
Raynes Park→ Waterloo· 14 tph
21 min

Nearby stations

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

47

Walkability score

108

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)

3

EV chargers (800m)

Nearest car park161m
Santander docks (800m)0
Nearest cycle dock3.7 km

Nearby car parks

🅿️
Land Rover Service Centre Wimbledon
161m
🅿️
bus stand
179m

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: 11.1 km away✗ Not Green Belt✗ Not AONB32% green spaceTree canopy: 70%
More green space than 87% 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

17 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 · 2.2 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

61

Parks (1km)

15

Restaurants (800m)

7

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

13

Sports (1km)

0

Convenience

Nearest supermarketThe Savanna · 359 m
3 tennis courts3 swimming pools6 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)

0

Cinemas (2km)

489m

Post office

Nearby shops

Raynes Park Express324 m
Sainsbury's Local392 m
Simply Local399 m
Costcutter438 m

Nearby cafes

Raw Deli186 m
Kings Cafe194 m
Three Apes334 m
Veggieberg355 m

Nearby restaurants

The Cinnamon Tree144 m
Taste of Cochin171 m
Mora Meza Bar & Restaurant183 m
Red Rose Classic Indian Takeaway198 m

Nearby pubs

Prince George's Club142 m
Raynes Park Tavern380 m

Nearby gyms

Revivals180 m
Anytime Fitness306 m
David Lloyd Raynes Park health club356 m
David Lloyd Raynes Park357 m

Nearby pharmacies

Boots343 m
Trident Pharmacy387 m
Barkers520 m

Nearby health

Confident325 m
Wimbledon Dental Centre329 m
Park Clinic624 m
Food hygiene (5-star)77% of 34

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

52

Investment score

Moderate

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 score34/100
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+5.1%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

75.6

Price growth score

B
Low

New supply risk

Strong gentrification momentumHigh investment qualityLow-deprivation areaConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route13,029m
Crossrail 2 route1,937m

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%
Price vs London+63.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Planning apps (12 months)
15
Planning apps (3 years)
16
Local approval rate
80%
Borough approval rate
74%
Opportunity area
No
CIL rate (residential)
£160/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
14
Largest scheme
32 homes · Unit 2, Units 2, 3 and 3A, 32-34, Bushey Road, London, SW20 8BP
Pipeline pressure
NONE

Named schemes (500m)

Unit 2, Units 2, 3 and 3A, 32-34, Bushey Road, London, SW20 8BP32 homes
completed
LIBRARY RAYNES PARK, LIBRARY RAYNES PARK, APPROACH ROAD, SW20 8BA29 homes
completed
Dundonald Church, 577, Kingston Road, Raynes Park, SW20 8SA15 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

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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£850,000)

£30,000

Standard buyer

£30,000

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 SW20 8BL

Full postcodeSW20 8BL
Postcode districtSW20
BoroughLondon Borough of Merton
WardRaynes Park
Latitude51.408439
Longitude-0.225075
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