Raynes Park · Merton · Wimbledon constituency · 51.41015, -0.21759

SW20 8LL— Raynes Park, Merton

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

The hidden gem

 

Schools 100%Safety 88/100Transport 43/100Low yield 3.35%

Best for: Families, Owner-occupiers

Compare areas

Strong for families — high safety and school scores

Liveability
68
Safety
88
Schools
90
Transport
43
Environment
64
Investment
44

The bottom line

SW20 8LL offers exceptional schools (100% Good/Outstanding) and low crime at £572,500 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: high noise levels nearby and 47 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Toggle the things that matter to you — see how SW20 8LL scores on each.

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Location

SW20 8LL

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+10.1% vs London avg
vs London income+33.3% vs London avg
vs London crime-69.0% vs London avg

Deep-dive guides for SW20 8LL

🛡️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📈 Up & Coming🔒 Very Safe

“The hidden gem”

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How SW20 8LL 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 · 8 min walk

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

Top 10% — exceptional provision

Childcare

Childcare

Thomas Wall Nursery School

Not inspected · 66 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

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: Fire Station · 1.5km

Crime is 69% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£572,500

Median sale price

Above London median by 10%

£572,500 is 10% above the London median (£520,000)

+19.0%

This year

Flat

Dominant type

Price history

5-year change
+37.1%
Sales (24 months)7
New build0.0%
Avg terraced£765,700
Avg flat£565,000
Price per m²£6,956/m²
Price per ft²£646/ft²
Avg floor area84.5 m²

EPC breakdown

B
21%
C
12%
D
22%
E
2%
F
1%

Based on 58 properties · Confidence: high

Street mix

Semi 4%Terraced 30%Flat 63%Other 2%

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£16,125
First-time buyerFTB
£7,375
Additional propertyBTL/2nd
£33,300

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

10.2×

Price-to-income

£2,864/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield855 kWh/kWp/yr
Rebuild cost estimate£211,250
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 potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+8.2%

Total change

+799%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.1%

per year

Acceleration

+10.96

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £300k–£350k · 90 sales

Property Type Mix

Total: 90 sales

Semi-detached4.4%
Terraced31.1%
Flat/maisonette64.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£62k£126k+102.4%3.2
Post-dot-com plateau2001–2004£142k£212k+49.6%3.2
Pre-crash peak2006–2007£262k£299k+14.3%3.5
GFC & correction2008–2012£197k£250k+26.6%2.2
Help-to-Buy recovery2013–2016£260k£411k+58.2%3.2
Brexit uncertainty2017–2019£925k£485k-47.6%3.3
Pandemic surge2020–2021£422k£418k-0.9%5.5
Rate-rise correction2022–2023£545k£700k+28.4%1.5
Current market2024–2025£588k£558k-5.1%4.5

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
8.5%
District
8.5%
Terraced+0% α
Local
8.9%
District
8.9%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
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
17.4 min walk
Wimbledon Chase

Nearby stations

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

34

Walkability score

147

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

11

Car parks (800m)

3

EV chargers (800m)

Nearest car park229m
Santander docks (800m)0
Nearest cycle dock3.4 km

Nearby car parks

🅿️
Land Rover Service Centre Wimbledon
496m
🅿️
bus stand
627m

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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.7 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 25%
Above average green space

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

22 min walk

80%

Recommend GP

80%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

Nearest hospitalNew Victoria Hospital · 2.6 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

84

Parks (1km)

5

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

28

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Leather Bottle (602 m)

Nearest supermarketThe Savanna · 891 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)

671m

Post office

Nearby shops

Merton Wine Merchants192 m
Local Express196 m
Tesco Express294 m
Chase Newsagents & Off License302 m

Nearby cafes

Costa308 m
Galaxy Cafe & Restaurant309 m
Kings Cafe432 m
Milk No Milk555 m

Nearby restaurants

The House of Spice95 m
Crystal Chinese200 m
Raka Indian Cuisine306 m
Super Cod Fish & Chips333 m

Nearby pubs

Leather Bottle602 m
Prince George's Club650 m

Nearby gyms

Wimbledon Fitness Centre328 m
Wimbledon Kickboxing and Boxing Club499 m
Explore Pilates571 m
David Lloyd Raynes Park health club608 m

Nearby pharmacies

Lords Pharmacy560 m
The Nelson Pharmacy630 m

Nearby health

Infinitidental Clinic575 m
The Nelson Medical Practice614 m
Confident671 m
Merton Park Dental783 m
Food hygiene (5-star)80% of 30

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

44

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
3.4% (average)London avg: 3.8%Below average yield — bottom 54%
Gentrification score32/100
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

75.3

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 route12,543m
Crossrail 2 route1,468m

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+10.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
20
Planning apps (3 years)
14
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
47
Largest scheme
32 homes · Unit 2, Units 2, 3 and 3A, 32-34, Bushey Road, London, SW20 8BP
Pipeline pressure
NONE

Named schemes (500m)

26, 26, Bushey Road, Raynes Park, SW20 8LW17 homes
completed
Dundonald Church, 577, Kingston Road, Raynes Park, SW20 8SA15 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
559, 559, Kingston Road, Raynes Park, SW20 8SF9 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 (£572,500)

£16,125

Standard buyer

£7,375

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 8LL

Full postcodeSW20 8LL
Postcode districtSW20
BoroughLondon Borough of Merton
WardRaynes Park
Latitude51.410150
Longitude-0.217588
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