Raynes Park · Merton · Wimbledon constituency · 51.40906, -0.21516

SW20 8JS— Raynes Park, Merton

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 87/100Transport 41/100~7% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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Lopsided profile — strong safety but weak transport

Liveability
71
Safety
87
Schools
60
Transport
41
Environment
69
Investment
58

The bottom line

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

The catches: very high noise — check proximity to rail lines and 47 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

SW20 8JS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income+33.3% vs London avg
vs London crime-59.0% vs London avg

Deep-dive guides for SW20 8JS

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

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Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SW20 8JS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Joseph Hood Primary School

Not yet inspected · 4 min walk

KS2: 105.0

—

Secondary

Rutlish School

Not yet inspected · Inspected Sept 2024 · 6 min walk

P8: +0.69A8: 55.1

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 · 64 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

26.4 incidents per 1,000 residents

Better than 81% of London
→ Stable

-52% vs borough

Crime by type

Other41%
Violence & sexual offences26%
Anti-social behaviour20%
Vehicle crime7%
Theft2%
Robbery2%
Burglary2%
Drug offences0%

Road safety

99

Road safety score

1

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 1.4km

Crime is 59% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£4,560/m²
Price per ft²£424/ft²
Avg floor area65.2 m²

EPC breakdown

C
11%
D
17%
E
5%
F
1%
G
2%

Based on 36 properties · Confidence: high

Street mix

Terraced 15%Flat 67%Other 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£163,000
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,435
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+5.1%

Total change

+302%

Market Activity

Price Velocity & Acceleration

Current Velocity

-61.5%

per year

Acceleration

-143.74

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £125k–£150k · 23 sales

Property Type Mix

Total: 23 sales

Terraced21.7%
Flat/maisonette78.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£69k£130k+88.4%1.7
Post-dot-com plateau2001–2004£142k£230k+61.4%3.3
Pre-crash peak2005–2007£194k£210k+8.5%1
GFC & correction2010–2010£250k£250k+0%1
Help-to-Buy recovery2014–2014£275k£275k+0%1
Pandemic surge2021–2021£395k£395k+0%1
Current market2024–2025£720k£278k-61.5%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
3.7%
District
3.7%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing5
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Wimbledon Underground StationDistrict line
17.7 min walk
Wimbledon Chase

Nearby stations

Wimbledon ChaseNational Rail
1 min walk
Dundonald Road Tram StopTram
13 min walk
Merton Park Tram StopTram
14 min walk
Wimbledon Underground StationDistrict
18 min walk
Wimbledon Tram StopTram
19 min walk
No bus stops within 400m

29

Walkability score

108

Footpaths (500m)

0

Santander docks (800m)

3.4 km

Nearest cycle dock

Central London commute times

London Bridge54 min ↑
Victoria ★47 min
Waterloo49 min ↑
Canary Wharf63 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

12

Car parks (800m)

3

EV chargers (800m)

Nearest car park137m
Santander docks (800m)0
Nearest cycle dock3.4 km

Nearby car parks

🅿️
Land Rover Service Centre Wimbledon
594m
🅿️
bus stand
798m

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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.7 km away✗ Not Green Belt✗ Not AONB32% green spaceTree canopy: 70%
More green space than 87% of London

Nearest SSSI: Wimbledon Common SSSI — 3.1 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): 2

Landslide susceptibility: Medium

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

20 min walk

0

GPs within 1km

5

Dentists within 1km

Nearest hospitalNew Victoria Hospital · 2.8 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

89

Parks (1km)

7

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

29

Sports (1km)

5

Convenience

No pubs within 400m — nearest: Leather Bottle (484 m)

Nearest supermarketBubboo Oriental Grocery · 1.4 km
18 tennis courts3 swimming pools4 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)

552m

Post office

Nearby shops

Local Express42 m
Merton Wine Merchants50 m
Chase Newsagents & Off License114 m
Tesco Express130 m

Nearby cafes

Galaxy Cafe & Restaurant124 m
Costa146 m
Milk No Milk430 m
Willow Bough Tea Rooms523 m

Nearby restaurants

Crystal Chinese32 m
Raka Indian Cuisine119 m
Super Cod Fish & Chips156 m
The House of Spice297 m

Nearby pubs

Leather Bottle484 m

Nearby gyms

Wimbledon Fitness Centre172 m
Wimbledon Kickboxing and Boxing Club343 m
Explore Pilates459 m
David Lloyd Raynes Park health club639 m

Nearby pharmacies

Lords Pharmacy435 m
The Nelson Pharmacy494 m

Nearby health

Infinitidental Clinic460 m
The Nelson Medical Practice478 m
Merton Park Dental630 m
Ayub Endodontics1.0 km
Food hygiene (5-star)76% of 38

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

58

Investment score

Good

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
6.6% (high)London avg: 3.8%Strong yield — top 9% of London
Gentrification score22/100
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+5.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

72.4

Price growth score

B
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route12,527m
Crossrail 2 route1,494m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 30,928 nationally

1,746

Est. population

10,675/km²

70%

Employed

65%

Degree educated

£56,000

Median income

1.5%

Claimant rate

SuburbanHigh densityOwner occupiers / families

47

Community stability

Age profile

25%
20%
28%
14%
Under 1825%
18–3420%
35–4928%
50–6414%
65+12%

Tenure

26%
39%
30%
Own outright26%
Own (mortgage)39%
Private rent30%
Social rent4%
Shared ownership1%

Ethnicity

50%
21%
17%
White British50%
White Other21%
Asian17%
Black3%
Mixed6%
Other2%

Employment & lifestyle

Managerial / professional59%
Routine / semi-routine10%
No car household31%
Unemployed3%
No qualifications8%

Housing tenure (Census 2021)

Private rent30%
Social rent4%

vs. London

Income vs London+33.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Planning apps (12 months)
17
Planning apps (3 years)
16
Local approval rate
88%
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)
47
Largest scheme
20 homes · LAND AT ATCO NURSERIES, LAND AT ATCO NURSERIES, AYLWARD ROAD, SW20
Pipeline pressure
NONE

Named schemes (500m)

26, 26, Bushey Road, Raynes Park, SW20 8LW17 homes
completed
367 - 373, 367 - 373, Kingston Road, 1a-1c Rothesay Avenue, Raynes Park, SW20 8JX14 homes
completed
Warehouse rear of 404-424, Warehouse rear of 404-424, Kingston Road, Raynes Park, SW20 8LL13 homes
completed
363 - 365, 363 - 365, Kingston Road, Raynes Park, SW20 8JX9 homes
completed
Car Park, 276, Kingston Road, Raynes Park, SW20 8LX9 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 8JS

Full postcodeSW20 8JS
Postcode districtSW20
BoroughLondon Borough of Merton
WardRaynes Park
Latitude51.409061
Longitude-0.215158
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