Raynes Park · Merton · Wimbledon constituency · 51.41230, -0.22805

SW20 8PF— Raynes Park, Merton

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

The practical family move

 

Top 8% LondonSchools 100%Safety 87/100Transport 48/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
74
Safety
87
Schools
90
Transport
48
Environment
61
Investment
57

The bottom line

SW20 8PF offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families and Owner-occupiers.

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Location

SW20 8PF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+23.6% vs London avg
vs London crime-60.0% vs London avg

Deep-dive guides for SW20 8PF

🛡️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🔒 Very Safe

“The practical family move”

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How SW20 8PF 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 · 4 min walk

KS2: 108.5

★★

Secondary

Ursuline High School Wimbledon

Good · Inspected Oct 2021 · 6 min walk

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Eastwood Nursery School

Not inspected · 57 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

25.8 incidents per 1,000 residents

Better than 82% of London
→ Stable

-53% vs borough

Crime by type

Anti-social behaviour38%
Vehicle crime24%
Other12%
Drug offences10%
Violence & sexual offences10%
Burglary7%
Theft0%
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: New Malden Fire Station · 1.9km

Crime is 60% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£3,932/m²
Price per ft²£365/ft²
Avg floor area101.2 m²

EPC breakdown

B
2%
C
21%
D
21%
E
8%
F
3%

Based on 55 properties · Confidence: high

Street mix

Semi 20%Terraced 30%Detached 13%Flat 36%Other 1%

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£253,000
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 FAnnual charge £2,877
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+5.6%

Total change

+448%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.1%

per year

Acceleration

+65.92

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £250k–£300k · 76 sales

Property Type Mix

Total: 76 sales

Detached13.2%
Semi-detached19.7%
Terraced30.3%
Flat/maisonette36.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£68k£392k+480.7%3.8
Post-dot-com plateau2001–2004£135k£355k+163%4
Pre-crash peak2005–2007£470k£668k+42.1%2.7
GFC & correction2008–2012£1.18m£793k-32.5%1.8
Help-to-Buy recovery2013–2016£1.06m£1.04m-1.9%2.3
Brexit uncertainty2017–2018£347k£1.34m+286.2%1.5
Pandemic surge2020–2021£1.40m£1.34m-4.3%2
Rate-rise correction2022–2023£328k£1.55m+372.5%1.5
Current market2024–2026£403k£370k-8.1%1.5

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
7.5%
District
7.5%
Semi-detached+0% α
Local
13.2%
District
13.2%
Terraced+0% α
Local
13.3%
District
13.3%

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

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
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
21.5 min walk
Raynes Park→ Waterloo· 14 tph
21 min

Nearby stations

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

48

Walkability score

105

Footpaths (500m)

0

Santander docks (800m)

3.5 km

Nearest cycle dock

Central London commute times

London Bridge53 min ↑
Victoria51 min ↑
Waterloo ★44 min
Canary Wharf63 min ↑
City53 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

9

Car parks (800m)

1

EV chargers (800m)

Nearest car park229m
Santander docks (800m)0
Nearest cycle dock3.5 km

Nearby car parks

🅿️
bus stand
302m
🅿️
Land Rover Service Centre Wimbledon
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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.9 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 10%
Less green space than 86% of London

Nearest SSSI: Wimbledon Common SSSI — 2.4 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

21 min walk

80%

Recommend GP

80%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalNew Victoria Hospital · 1.9 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 3.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

89

Parks (1km)

18

Restaurants (800m)

8

Cafes (800m)

2

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

36

Sports (1km)

2

Convenience

Nearest supermarketThe Savanna · 418 m
25 tennis courts1 swimming pools9 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D
566 licensed premises in borough172 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

390m

Post office

Nearby shops

Sainsbury's Local232 m
Simply Local346 m
Mikes News370 m
Costcutter372 m

Nearby cafes

Lantern Coffee House187 m
Costa249 m
Three Apes310 m
Raw Deli344 m

Nearby restaurants

Bar 191164 m
Sai167 m
Mumbai Kitchen277 m
Taste of Cochin338 m

Nearby pubs

Raynes Park Tavern330 m
Prince George's Club362 m
The Crooked Billet1.0 km
Hand in Hand1.0 km

Nearby gyms

Anytime Fitness292 m
Revivals341 m
West Wimbledon Bowling Club458 m
PlayFit Sports Club471 m

Nearby pharmacies

Trident Pharmacy218 m
Boots315 m
Barkers426 m

Nearby health

Confident152 m
Wimbledon Dental Centre306 m
Park Clinic369 m
Food hygiene (5-star)78% of 51

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

57

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
5.2% (good)London avg: 3.8%Strong yield — top 18% of London
Gentrification score24/100
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

69.2

Price growth score

B
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route12,854m
Crossrail 2 route1,814m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 30,070 nationally

1,630

Est. population

10,823/km²

63%

Employed

71%

Degree educated

£51,900

Median income

1.4%

Claimant rate

Inner cityHigh densityYoung professionals

55

Community stability

Age profile

29%
25%
19%
16%
Under 1829%
18–3411%
35–4925%
50–6419%
65+16%

Tenure

39%
38%
20%
Own outright39%
Own (mortgage)38%
Private rent20%
Social rent3%
Shared ownership0%

Ethnicity

62%
20%
White British62%
White Other20%
Asian11%
Black1%
Mixed5%
Other1%

Employment & lifestyle

Managerial / professional63%
Routine / semi-routine5%
No car household17%
Unemployed3%
No qualifications6%

Housing tenure (Census 2021)

Private rent20%
Social rent3%

vs. London

Income vs London+23.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
Planning apps (12 months)
16
Planning apps (3 years)
15
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)
14
Largest scheme
88 homes · 21-31, 21-31, Coombe Lane, 22 West Barnes Lane, SW20 0LX
Pipeline pressure
NONE

Named schemes (500m)

LIBRARY RAYNES PARK, LIBRARY RAYNES PARK, APPROACH ROAD, SW20 8BA29 homes
completed
35, 35, ARTERBERRY ROAD, CR420 homes
completed
Blossom House School, 8A, Blossom House School, 8A, The Drive, West Wimbledon, SW20 8TG13 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

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Key facts for SW20 8PF

Full postcodeSW20 8PF
Postcode districtSW20
BoroughLondon Borough of Merton
WardRaynes Park
Latitude51.412296
Longitude-0.228046
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