West Barnes · Merton · Wimbledon constituency · 51.40412, -0.23033

SW20 9AS— West Barnes, Merton

Location and area intelligence for SW20 9AS, West Barnes, Merton

The family fortress

 

Top 8% LondonSchools 100%Safety 80/100Transport 41/100

Best for: Families, Owner-occupiers

Compare areas

Strong for families — high safety and school scores

Liveability
74
Safety
80
Schools
90
Transport
41
Environment
79
Investment
60

The bottom line

SW20 9AS offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how SW20 9AS scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how SW20 9AS meets your needs.

Location

SW20 9AS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumYoung professionals
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+18.6% vs London avg
vs London crime+8.0% vs London avg

Deep-dive guides for SW20 9AS

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare SW20 9AS with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How SW20 9AS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

West Wimbledon Primary School

Good · Inspected May 2022 · 6 min walk

KS2: 105.1

—

Secondary

Raynes Park High School

Not yet inspected · 8 min walk

P8: +0.25A8: 43.5

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Thomas Wall Nursery School

Not inspected · 62 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

70.2 incidents per 1,000 residents

Higher crime than 54% of London
→ Stable

+29% vs borough

Crime by type

Violence & sexual offences36%
Other23%
Anti-social behaviour17%
Vehicle crime13%
Drug offences4%
Burglary3%
Theft2%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: New Malden Fire Station · 1.2km

Crime is +8% above London average

Property

Prices, sales volume and market trends

Avg floor area112.2 m²

EPC breakdown

C
4%
D
4%
E
3%

Based on 11 properties · Confidence: medium

Street mix

Terraced 100%

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

Energy & construction

Solar yield855 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£280,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1930-1949
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

1995–2023 · CAGR

+6.8%

Total change

+529%

Market Activity

Price Velocity & Acceleration

Current Velocity

-28.6%

per year

Acceleration

-39.43

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £100k–£125k · 14 sales

Property Type Mix

Total: 14 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1996£105k£111k+5.5%1
Post-dot-com plateau2001–2002£220k£217k-1.4%1.5
Pre-crash peak2006–2006£347k£347k+0%1
GFC & correction2008–2010£498k£370k-25.7%1
Help-to-Buy recovery2013–2013£423k£423k+0%1
Brexit uncertainty2018–2018£585k£585k+0%1
Pandemic surge2020–2021£885k£835k-5.6%1
Rate-rise correction2022–2023£925k£660k-28.6%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Raynes Park→ Waterloo· 14 tph
21 min

Nearby stations

Raynes ParkNational Rail
7 min walk
Dundonald Road Tram StopTram
27 min walk
Merton Park Tram StopTram
29 min walk
Morden Underground StationNorthern
31 min walk
Wimbledon Underground StationDistrict
31 min walk
No bus stops within 400m

35

Walkability score

44

Footpaths (500m)

0

Santander docks (800m)

4.0 km

Nearest cycle dock

Central London commute times

London Bridge52 min ↑
Victoria50 min ↑
Waterloo ★44 min
Canary Wharf62 min ↑
City52 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

14

Car parks (800m)

4

EV chargers (800m)

Nearest car park144m
Santander docks (800m)0
Nearest cycle dock4.0 km

Nearby car parks

🅿️
Land Rover Service Centre Wimbledon
616m
🅿️
bus stand
678m

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: 11.7 km away✗ Not Green Belt✗ Not AONB65% green spaceTree canopy: 13%
More green space than 99% of London

Nearest SSSI: Wimbledon Common SSSI — 3.3 km

Energy

Solar: 855 kWh/kWp/yrHeat pump: Not suitableEPC upgrade: Minimal

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
Heat pump suitableNo
EPC upgrade costMinimal

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

WEST BARNES SURGERY

229 WEST BARNES LANE, KT3 6JD

9 min walk

80%

Recommend GP

80%

Overall GP experience

1

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalNew Victoria Hospital · 2.1 km
Nearest A&EEPSOM AND ST HELIER UNIVERSITY HOSPITALS NHS TRUST · 4.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%67.6%

Amenities

Shops, restaurants, parks and more

96

Parks (1km)

16

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

29

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Prince George's Club (610 m)

Nearest supermarketThe Savanna · 519 m
22 tennis courts1 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)

0

Cinemas (2km)

630m

Post office

Nearby shops

Seaforth Store499 m
Raynes Park Express515 m
Chi Chi Drinkz598 m
Costcutter607 m

Nearby cafes

Veggieberg533 m
Starbucks587 m
Raw Deli603 m
Bridge cafe608 m

Nearby restaurants

Italian Crust Pizza526 m
Whistle Stop529 m
Favorite Chicken & Ribs592 m
Mora Meza Bar & Restaurant606 m

Nearby pubs

Prince George's Club610 m
Raynes Park Tavern615 m

Nearby gyms

David Lloyd Raynes Park550 m
David Lloyd Raynes Park health club568 m
Revivals610 m
Anytime Fitness632 m

Nearby pharmacies

Boots616 m
Barkers621 m
Trident Pharmacy718 m

Nearby health

Wimbledon Dental Centre622 m
Park Clinic796 m
Confident804 m
Sofia House dentist938 m
Food hygiene (5-star)81% of 47

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

60

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
Gentrification score23/100

Rental market

Medium

Demand

Medium

Void risk

Young professional

Tenant profile

+5.1%

Rent growth (1yr)

Market liquidity

Future outlook

48.7

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route13,631m
Crossrail 2 route2,539m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 28,976 nationally

1,723

Est. population

4,925/km²

65%

Employed

56%

Degree educated

£49,800

Median income

3.0%

Claimant rate

Inner cityMedium densityYoung professionals

51

Community stability

Age profile

24%
18%
26%
16%
17%
Under 1824%
18–3418%
35–4926%
50–6416%
65+17%

Tenure

29%
36%
21%
Own outright29%
Own (mortgage)36%
Private rent21%
Social rent12%
Shared ownership1%
Rent free0%

Ethnicity

48%
18%
16%
White British48%
White Other18%
Asian16%
Black7%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional48%
Routine / semi-routine15%
No car household22%
Unemployed4%
No qualifications13%

Housing tenure (Census 2021)

Private rent21%
Social rent12%

vs. London

Income vs London+18.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Planning apps (12 months)
7
Planning apps (3 years)
16
Local approval rate
71%
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)
34
Largest scheme
88 homes · 21-31, 21-31, Coombe Lane, 22 West Barnes Lane, SW20 0LX
Pipeline pressure
NONE

Named schemes (500m)

Sun Alliance Sports Ground, 1, Greenview Drive, Raynes Park, SW20 9DS50 homes
completed
ST. SAVIOURS CHURCH &, 7, ST. SAVIOURS CHURCH &, 7, CHURCH WALK, SW2034 homes
completed
17, Greenview Drive, Raynes Park, SW20 9DS10 homes
completed
Hawksmoor Villas, 1, Blenheim Road, Raynes Park, SW20 9BB9 homes
completed
Brook House, 8, Blenheim Road, Raynes Park8 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
16.6%
Ward turnout
141%
Election year
2026
MP
Mr Paul Kohler (Liberal Democrat)
MP majority
12,610
Constituency
Wimbledon

Councillors

Hina BokhariLib Dems
Robert PageLib Dems
Mariam HakimLib Dems

Live in SW20 9AS? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for SW20 9AS.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Merton with nearby boroughs:

Merton vs WandsworthMerton vs Kingston Upon ThamesMerton vs Sutton

Similar postcodes

Frequently asked questions

📍 Track SW20 9AS

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for SW20 9AS

Full postcodeSW20 9AS
Postcode districtSW20
BoroughLondon Borough of Merton
WardWest Barnes
Latitude51.404121
Longitude-0.230331
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