Raynes Park · Merton · Wimbledon constituency · 51.41000, -0.21624

SW20 8LS— Raynes Park, Merton

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

Strong, well-rated schools nearby

 

Schools 100%Safety 87/100Transport 40/100Low yield 2.98%

Best for: Families, Owner-occupiers

Compare areas

Strong schools, limited transport — ideal for car-owning families

Liveability
65
Safety
87
Schools
90
Transport
40
Environment
64
Investment
47

The bottom line

SW20 8LS offers exceptional schools (100% Good/Outstanding) and low crime at £645,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 47 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

SW20 8LS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London avg price+24.0% vs London avg
vs London income+33.3% vs London avg
vs London crime-59.0% vs London avg

Deep-dive guides for SW20 8LS

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How SW20 8LS 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 · 66 min walk

3 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

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 · 1.4km

Crime is 59% 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.

£645,000

Median sale price

Above London median by 24%

£645,000 is 24% above the London median (£520,000)

+7.9%

This year

Terraced

Dominant type

Price history

5-year change
-10.7%
Sales (24 months)5
New build0.0%
Avg terraced£900,000
Avg flat£509,500
Price per m²£7,080/m²
Price per ft²£658/ft²
Avg floor area95.2 m²

EPC breakdown

C
18%
D
19%
E
3%
F
1%
G
2%

Based on 43 properties · Confidence: high

Street mix

Semi 4%Terraced 57%Flat 37%Other 3%

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£19,750
First-time buyerFTB
£19,750
Additional propertyBTL/2nd
£39,100

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

11.5×

Price-to-income

£3,227/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield855 kWh/kWp/yr
Rebuild cost estimate£238,000
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 EAnnual charge £2,435
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.4%

Total change

+749%

Market Activity

Price Velocity & Acceleration

Current Velocity

-18.7%

per year

Acceleration

-80.38

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £250k–£300k · 77 sales

Property Type Mix

Total: 77 sales

Semi-detached3.9%
Terraced58.4%
Flat/maisonette37.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£91k£138k+51.4%3
Post-dot-com plateau2001–2004£133k£358k+169.2%2
Pre-crash peak2006–2007£290k£415k+43.4%3.5
GFC & correction2008–2012£305k£530k+73.8%3.8
Help-to-Buy recovery2013–2016£546k£700k+28.1%2.5
Brexit uncertainty2017–2019£681k£665k-2.4%1.3
Pandemic surge2020–2021£1.00m£723k-27.8%3.5
Rate-rise correction2023–2023£588k£588k+0%1
Current market2024–2025£950k£773k-18.7%3.5

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
9.4%
District
9.4%
Terraced+0% α
Local
7.8%
District
7.8%

CAGR over 24yr 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 2

Poor

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

Nearby stations

Wimbledon ChaseNational Rail
2 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
18 min walk
No bus stops within 400m

31

Walkability score

130

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 park202m
Santander docks (800m)0
Nearest cycle dock3.4 km

Nearby car parks

🅿️
Land Rover Service Centre Wimbledon
566m
🅿️
bus stand
720m

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: 10.6 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 70%
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): 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

WEST BARNES SURGERY

229 WEST BARNES LANE, KT3 6JD

23 min walk

80%

Recommend GP

80%

Overall GP experience

0

GPs within 1km

6

Dentists within 1km

Nearest hospitalNuffield Health Cancer Centre London · 2.7 km
Nearest A&EEPSOM AND ST HELIER UNIVERSITY HOSPITALS NHS TRUST · 4.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%67.6%

Amenities

Shops, restaurants, parks and more

84

Parks (1km)

6

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

28

Sports (1km)

5

Convenience

No pubs within 400m — nearest: Leather Bottle (514 m)

Nearest supermarketBubboo Oriental Grocery · 1.4 km
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)

584m

Post office

Nearby shops

Merton Wine Merchants133 m
Local Express134 m
Tesco Express199 m
Chase Newsagents & Off License209 m

Nearby cafes

Costa213 m
Galaxy Cafe & Restaurant216 m
Milk No Milk466 m
Kings Cafe525 m

Nearby restaurants

Crystal Chinese133 m
The House of Spice172 m
Raka Indian Cuisine213 m
Super Cod Fish & Chips238 m

Nearby pubs

Leather Bottle514 m
Prince George's Club740 m

Nearby gyms

Wimbledon Fitness Centre233 m
Wimbledon Kickboxing and Boxing Club457 m
Explore Pilates485 m
David Lloyd Raynes Park health club653 m

Nearby pharmacies

Lords Pharmacy471 m
The Nelson Pharmacy539 m

Nearby health

Infinitidental Clinic487 m
The Nelson Medical Practice523 m
Merton Park Dental745 m
Confident766 m
Food hygiene (5-star)80% of 35

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

47

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (3.0%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
3.0% (low)London avg: 3.8%Below average yield — bottom 63%
Gentrification score18/100
Sales last 12 months2

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

17/100

Velocity score

Future outlook

59.2

Price growth score

C
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route12,495m
Crossrail 2 route1,434m

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%
Price vs London+24.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
19
Planning apps (3 years)
14
Local approval rate
84%
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
36 homes · Arrow Works, Arrow Works, Elm Grove, Wimbledon, SW19
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
559, 559, Kingston Road, Raynes Park, SW20 8SF9 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£645,000)

£19,750

Standard buyer

£19,750

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 8LS

Full postcodeSW20 8LS
Postcode districtSW20
BoroughLondon Borough of Merton
WardRaynes Park
Latitude51.410004
Longitude-0.216243
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