Raynes Park · Merton · Wimbledon constituency · 51.40928, -0.21943

SW20 8ED— Raynes Park, Merton

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

The family fortress

 

Schools 100%Safety 88/100Transport 42/100Low yield 3.15%

Best for: Families, Owner-occupiers

Compare areas

Strong for families — high safety and school scores

Liveability
64
Safety
88
Schools
90
Transport
42
Environment
70
Investment
46

The bottom line

SW20 8ED offers exceptional schools (100% Good/Outstanding) and low crime at £608,750 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

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

Less suited to Car-free commuters.

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Location

SW20 8ED

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+17.1% vs London avg
vs London income+33.3% vs London avg
vs London crime-69.0% vs London avg

Deep-dive guides for SW20 8ED

🛡️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 8ED has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Joseph Hood Primary School

Not yet inspected · 6 min walk

KS2: 105.0

★★

Secondary

Ursuline High School Wimbledon

Good · Inspected Oct 2021 · 9 min walk

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Thomas Wall Nursery School

Not inspected · 65 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

20.2 incidents per 1,000 residents

Better than 86% of London
→ Stable

-63% vs borough

Crime by type

Other31%
Violence & sexual offences22%
Anti-social behaviour19%
Vehicle crime14%
Drug offences8%
Theft3%
Burglary3%
Robbery0%

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 · 1.7km

Crime is 69% below 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.

£608,750

Median sale price

Above London median by 17%

£608,750 is 17% above the London median (£520,000)

+65.6%

This year

Flat

Dominant type

Price history

5-year change
-34.5%
Sales (24 months)6
New build0.0%
Avg semi-detached£1,010,140
Avg flat£522,500
Price per m²£8,784/m²
Price per ft²£816/ft²
Avg floor area76.5 m²

EPC breakdown

C
19%
D
21%
E
6%
F
1%

Based on 47 properties · Confidence: high

Street mix

Semi 22%Terraced 13%Detached 7%Flat 58%

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£17,938
First-time buyerFTB
£9,188
Additional propertyBTL/2nd
£36,200

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

10.9×

Price-to-income

£3,045/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield855 kWh/kWp/yr
Rebuild cost estimate£191,250
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)
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

1995–2025 · CAGR

+7.8%

Total change

+861%

Market Activity

Price Velocity & Acceleration

Current Velocity

+66.9%

per year

Acceleration

+82.80

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £125k–£150k · 95 sales

Property Type Mix

Total: 95 sales

Detached7.4%
Semi-detached24.2%
Terraced13.7%
Flat/maisonette54.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£64k£217k+238.5%4
Post-dot-com plateau2001–2004£135k£264k+95.2%4
Pre-crash peak2005–2007£194k£431k+122.8%4
GFC & correction2008–2012£267k£250k-6.5%3
Help-to-Buy recovery2013–2016£403k£415k+3%3.2
Brexit uncertainty2017–2019£490k£437k-10.8%1
Pandemic surge2020–2021£858k£930k+8.5%2.5
Rate-rise correction2022–2023£657k£440k-33.1%2.5
Current market2024–2025£370k£618k+66.9%3

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Semi-detached

+0% alpha

Flat/maisonette+0% α
Local
8.1%
District
8.1%
Semi-detached+0% α
Local
8%
District
8%

CAGR over 29yr 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 Volume15
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
Wimbledon Underground StationDistrict line
19.2 min walk
Wimbledon Chase

Nearby stations

Wimbledon ChaseNational Rail
5 min walk
Dundonald Road Tram StopTram
15 min walk
Merton Park Tram StopTram
17 min walk
Wimbledon Underground StationDistrict
20 min walk
Wimbledon Tram StopTram
20 min walk
No bus stops within 400m

33

Walkability score

126

Footpaths (500m)

0

Santander docks (800m)

3.5 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

8

Car parks (800m)

2

EV chargers (800m)

Nearest car park234m
Santander docks (800m)0
Nearest cycle dock3.5 km

Nearby car parks

🅿️
Land Rover Service Centre Wimbledon
335m
🅿️
bus stand
500m

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: 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: 10.8 km away✗ Not Green Belt✗ Not AONB37% green spaceTree canopy: 58%
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): 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

WEST BARNES SURGERY

229 WEST BARNES LANE, KT3 6JD

20 min walk

80%

Recommend GP

80%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

Nearest hospitalNew Victoria Hospital · 2.5 km
Nearest A&EEPSOM AND ST HELIER UNIVERSITY HOSPITALS NHS TRUST · 4.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%67.6%

Amenities

Shops, restaurants, parks and more

90

Parks (1km)

6

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

27

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Prince George's Club (512 m)

Nearest supermarketThe Savanna · 751 m
16 tennis courts3 swimming pools5 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)

819m

Post office

Nearby shops

Merton Wine Merchants258 m
Local Express266 m
Chase Newsagents & Off License411 m
Tesco Express416 m

Nearby cafes

Kings Cafe313 m
Galaxy Cafe & Restaurant420 m
Costa432 m
Raw Deli557 m

Nearby restaurants

The House of Spice197 m
Crystal Chinese275 m
Red Rose Classic Indian Takeaway309 m
Raka Indian Cuisine415 m

Nearby pubs

Prince George's Club512 m
Raynes Park Tavern749 m
Leather Bottle750 m

Nearby gyms

Wimbledon Fitness Centre456 m
David Lloyd Raynes Park health club458 m
David Lloyd Raynes Park473 m
Wimbledon Kickboxing and Boxing Club482 m

Nearby pharmacies

Lords Pharmacy705 m
Boots710 m
Trident Pharmacy714 m
The Nelson Pharmacy772 m

Nearby health

Confident570 m
Wimbledon Dental Centre693 m
Infinitidental Clinic723 m
Merton Park Dental743 m
Food hygiene (5-star)79% of 28

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

E

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
3.1% (average)London avg: 3.8%Below average yield — bottom 59%
Gentrification score12/100
Sales last 12 months4

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

33/100

Velocity score

Future outlook

51.1

Price growth score

C
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route12,700m
Crossrail 2 route1,619m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 31,555 nationally

1,783

Est. population

18,401/km²

75%

Employed

64%

Degree educated

£56,000

Median income

2.0%

Claimant rate

Inner cityVery high densityYoung professionals

48

Community stability

Age profile

24%
21%
30%
14%
Under 1824%
18–3421%
35–4930%
50–6414%
65+11%

Tenure

25%
41%
30%
Own outright25%
Own (mortgage)41%
Private rent30%
Social rent3%
Shared ownership0%
Rent free0%

Ethnicity

53%
22%
15%
White British53%
White Other22%
Asian15%
Black2%
Mixed6%
Other2%

Employment & lifestyle

Managerial / professional61%
Routine / semi-routine9%
No car household27%
Unemployed3%
No qualifications9%

Housing tenure (Census 2021)

Private rent30%
Social rent3%

vs. London

Income vs London+33.3%
Price vs London+17.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
20
Planning apps (3 years)
10
Local approval rate
85%
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)
39
Largest scheme
43 homes · 15, 15, THE DOWNS, SW20
Pipeline pressure
NONE

Named schemes (500m)

Unit 2, Units 2, 3 and 3A, 32-34, Bushey Road, London, SW20 8BP32 homes
completed
26, 26, Bushey Road, Raynes Park, SW20 8LW17 homes
completed
Dundonald Church, 577, Kingston Road, Raynes Park, SW20 8SA15 homes
completed
Warehouse rear of 404-424, Warehouse rear of 404-424, Kingston Road, Raynes Park, SW20 8LL13 homes
completed
Land between 424 - 448, Land between 424 - 448, Kingston Road, Raynes Park, SW20 8DX9 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 (£608,750)

£17,938

Standard buyer

£9,188

First-time buyer

Save £8,750

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 8ED

Full postcodeSW20 8ED
Postcode districtSW20
BoroughLondon Borough of Merton
WardRaynes Park
Latitude51.409279
Longitude-0.219434
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