West Barnes · Merton · Wimbledon constituency · 51.40265, -0.23177

SW20 9BB— West Barnes, Merton

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

The family fortress

 

Schools 100%Safety 84/100Transport 34/100Yield 4.27%

Best for: Families, Owner-occupiers

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

Liveability
67
Safety
84
Schools
90
Transport
34
Environment
78
Investment
51

The bottom line

SW20 9BB offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £450,000 median — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

SW20 9BB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-13.5% vs London avg
vs London income+18.3% vs London avg
vs London crime-34.0% vs London avg

Deep-dive guides for SW20 9BB

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

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“The family fortress”

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How SW20 9BB 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 · 6 min walk

P8: +0.25A8: 43.5

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Thomas Wall Nursery School

Not inspected · 60 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

42.7 incidents per 1,000 residents

Better than 69% of London
→ Stable

-22% vs borough

Crime by type

Violence & sexual offences29%
Anti-social behaviour23%
Other23%
Vehicle crime10%
Drug offences8%
Burglary4%
Theft1%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: New Malden Fire Station · 1.0km

Crime is 34% below London average

Property

2 Jul

Prices, sales volume and market trends

£450,000

Median sale price

13% below London median

£450,000 is 13% below the London median (£520,000)

-41.6%

This year

Flat

Dominant type

Price history

5-year change
-10.0%
Sales (24 months)11
New build0.0%
Avg detached£1,577,500
Avg terraced£649,500
Avg flat£445,000
Price per m²£5,202/m²
Price per ft²£483/ft²
Avg floor area91.1 m²

EPC breakdown

B
7%
C
18%
D
11%
E
5%

Based on 41 properties · Confidence: high

Street mix

Semi 3%Terraced 28%Detached 8%Flat 61%

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£10,000
First-time buyerFTB
£1,250
Additional propertyBTL/2nd
£23,500

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

9.1×

Price-to-income

£2,251/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield855 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£227,750
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
WallsCavity wall, 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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+4.6%

Total change

+290%

Market Activity

Price Velocity & Acceleration

Current Velocity

-38.2%

per year

Acceleration

-106.46

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £175k–£200k · 67 sales

Property Type Mix

Total: 67 sales

Detached7.5%
Semi-detached3%
Terraced28.4%
Flat/maisonette61.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£100k£144k+44.2%2.2
Post-dot-com plateau2001–2004£159k£190k+19.9%1.5
Pre-crash peak2005–2006£190k£197k+3.4%2.5
GFC & correction2008–2012£250k£325k+30%1.6
Help-to-Buy recovery2014–2016£750k£750k+0%2
Brexit uncertainty2017–2019£575k£1.04m+80.2%1.3
Pandemic surge2020–2021£866k£500k-42.3%1.5
Rate-rise correction2022–2023£600k£623k+3.8%5.5
Current market2024–2026£375k£390k+4%4.3

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
6.3%
District
6.3%
Terraced+0% α
Local
6.6%
District
6.6%

CAGR over 26yr 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 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Raynes Park→ Waterloo· 14 tph
21 min

Nearby stations

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

24

Walkability score

26

Footpaths (500m)

0

Santander docks (800m)

4.2 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

15

Car parks (800m)

4

EV chargers (800m)

Nearest car park281m
Santander docks (800m)0
Nearest cycle dock4.2 km

Nearby car parks

🅿️
Land Rover Service Centre Wimbledon
798m

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: 11.9 km away✗ Not Green Belt✗ Not AONB61% green spaceTree canopy: 16%
More green space than 99% of London

Nearest SSSI: Wimbledon Common SSSI — 3.4 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

7 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&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

102

Parks (1km)

11

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

28

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Raynes Park Tavern (786 m)

Nearest supermarketThe Savanna · 691 m
22 tennis courts1 swimming pools3 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)

785m

Post office

Nearby shops

Seaforth Store331 m
Cash Count579 m
Raynes Park Express692 m
Chi Chi Drinkz702 m

Nearby cafes

Veggieberg706 m
Bridge cafe713 m
Starbucks759 m
Raw Deli791 m

Nearby restaurants

Korea House500 m
Chick n Beer554 m
Curry Leaves568 m
Jin Go Gae587 m

Nearby pubs

Raynes Park Tavern786 m
Prince George's Club801 m
The Earl Beatty1.0 km

Nearby gyms

Ray Stevens Academy523 m
David Lloyd Raynes Park706 m
David Lloyd Raynes Park health club724 m
Revivals799 m

Nearby pharmacies

Barkers770 m
Boots792 m
Trident Pharmacy894 m
Griffiths Pharmacy970 m

Nearby health

Sofia House dentist746 m
Wimbledon Dental Centre799 m
Park Clinic942 m
Confident990 m
Food hygiene (5-star)85% of 34

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

51

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
4.3% (average)London avg: 3.8%Above average yield
Gentrification score19/100
Sales last 12 months5

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+5.1%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

42/100

Velocity score

Future outlook

60.7

Price growth score

C
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route13,820m
Crossrail 2 route2,728m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 31,959 nationally

1,711

Est. population

9,542/km²

67%

Employed

56%

Degree educated

£49,700

Median income

2.1%

Claimant rate

SuburbanHigh densityOwner occupiers / families

56

Community stability

Age profile

23%
16%
27%
18%
15%
Under 1824%
18–3416%
35–4927%
50–6418%
65+15%

Tenure

39%
39%
18%
Own outright39%
Own (mortgage)39%
Private rent18%
Social rent3%
Shared ownership1%

Ethnicity

54%
18%
16%
White British54%
White Other18%
Asian16%
Black4%
Mixed6%
Other2%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine12%
No car household19%
Unemployed4%
No qualifications11%

Housing tenure (Census 2021)

Private rent18%
Social rent3%

vs. London

Income vs London+18.3%
Price vs London-13.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Planning apps (12 months)
5
Planning apps (3 years)
14
Local approval rate
60%
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)
25
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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£450,000)

£10,000

Standard buyer

£1,250

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 9BB

Full postcodeSW20 9BB
Postcode districtSW20
BoroughLondon Borough of Merton
WardWest Barnes
Latitude51.402650
Longitude-0.231768
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