West Barnes · Merton · Wimbledon constituency · 51.40158, -0.22661

SW20 9BE— West Barnes, Merton

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

The family fortress

 

Schools 100%Safety 86/100Transport 35/100

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
68
Safety
86
Schools
60
Transport
35
Environment
85
Investment
57

The bottom line

SW20 9BE offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 46 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

SW20 9BE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+18.3% vs London avg
vs London crime-49.0% vs London avg

Deep-dive guides for SW20 9BE

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SW20 9BE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St John Fisher RC Primary School

Not yet inspected · 10 min walk

—

Secondary

Raynes Park High School

Not yet inspected · 11 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 · 57 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

32.8 incidents per 1,000 residents

Better than 77% of London
→ Stable

-40% vs borough

Crime by type

Anti-social behaviour34%
Violence & sexual offences22%
Other21%
Burglary9%
Vehicle crime7%
Drug offences5%
Theft2%
Robbery0%

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 · 1.3km

Crime is 49% below London average

Property

Prices, sales volume and market trends

Avg floor area119.8 m²

EPC breakdown

C
2%
D
6%
E
5%

Based on 13 properties · Confidence: medium

Street mix

Semi 61%Terraced 39%

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£299,500
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, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,435
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+8.1%

Total change

+778%

Market Activity

Price Velocity & Acceleration

Current Velocity

+43.3%

per year

Acceleration

+59.33

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £400k–£450k · 18 sales

Property Type Mix

Total: 18 sales

Semi-detached61.1%
Terraced38.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£115k£154k+33.9%1
Post-dot-com plateau2001–2004£209k£271k+29.7%1
Pre-crash peak2005–2007£313k£419k+33.9%1.5
GFC & correction2012–2012£450k£450k+0%1
Help-to-Buy recovery2013–2016£563k£885k+57.3%1.3
Brexit uncertainty2017–2019£704k£840k+19.3%1.5
Pandemic surge2021–2021£705k£705k+0%1
Rate-rise correction2023–2023£1.01m£1.01m+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
5.3%
District
5.3%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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
11 min walk
Morden Underground StationNorthern
28 min walk
Dundonald Road Tram StopTram
28 min walk
Merton Park Tram StopTram
28 min walk
Morden Road Tram StopTram
31 min walk
No bus stops within 400m

16

Walkability score

19

Footpaths (500m)

0

Santander docks (800m)

4.2 km

Nearest cycle dock

Central London commute times

London Bridge55 min ↑
Victoria53 min ↑
Waterloo ★46 min
Canary Wharf65 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

9

Car parks (800m)

2

EV chargers (800m)

Nearest car park285m
Santander docks (800m)0
Nearest cycle dock4.2 km

Nearby car parks

🅿️
Land Rover Service Centre Wimbledon
697m

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: 11.8 km away✗ Not Green Belt✗ Not AONB85% green spaceTree canopy: 61%
More green space than 99% of London

Nearest SSSI: Wimbledon Common SSSI — 3.6 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): 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
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

8 min walk

80%

Recommend GP

80%

Overall GP experience

1

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt Anthony's · 2.4 km
Nearest A&EEPSOM AND ST HELIER UNIVERSITY HOSPITALS NHS TRUST · 3.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%67.6%

Amenities

Shops, restaurants, parks and more

96

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

34

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Prince George's Club (841 m)

Nearest supermarketThe Savanna · 840 m
25 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)

0

Cinemas (2km)

974m

Post office

Nearby shops

Seaforth Store666 m
Cannon Hill News756 m
Grand Fresh Market767 m
Raynes Park Express824 m

Nearby cafes

Veggieberg851 m
Raw Deli852 m
Starbucks902 m
Three Apes920 m

Nearby restaurants

Eat Well788 m
Italian Crust Pizza827 m
Whistle Stop828 m
Mora Meza Bar & Restaurant854 m

Nearby pubs

Prince George's Club841 m
Raynes Park Tavern931 m

Nearby gyms

David Lloyd Raynes Park518 m
David Lloyd Raynes Park health club534 m
All England Club Community Sports Ground606 m
Revivals856 m

Nearby pharmacies

Boots921 m
Barkers973 m
Trident Pharmacy1.0 km
Hilton Pharmacy1.1 km

Nearby health

Wimbledon Dental Centre921 m
Confident1.1 km
Food hygiene (5-star)88% of 8

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
Gentrification score19/100

Rental market

Medium

Demand

Medium

Void risk

Young professional

Tenant profile

+5.1%

Rent growth (1yr)

Market liquidity

Future outlook

40.6

Price growth score

D
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route13,676m
Crossrail 2 route2,609m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 28,911 nationally

1,766

Est. population

8,887/km²

63%

Employed

56%

Degree educated

£49,700

Median income

2.4%

Claimant rate

Inner cityHigh densityYoung professionals

55

Community stability

Age profile

26%
14%
26%
17%
17%
Under 1826%
18–3414%
35–4926%
50–6417%
65+17%

Tenure

36%
38%
18%
Own outright36%
Own (mortgage)38%
Private rent18%
Social rent7%
Shared ownership1%

Ethnicity

56%
18%
14%
White British56%
White Other18%
Asian14%
Black4%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine10%
No car household18%
Unemployed2%
No qualifications10%

Housing tenure (Census 2021)

Private rent18%
Social rent7%

vs. London

Income vs London+18.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Planning apps (12 months)
3
Planning apps (3 years)
14
Local approval rate
67%
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)
12
Largest scheme
34 homes · ST. SAVIOURS CHURCH &, 7, ST. SAVIOURS CHURCH &, 7, CHURCH WALK, SW20
Pipeline pressure
NONE

Named schemes (500m)

Hawksmoor Villas, 1, Blenheim Road, Raynes Park, SW20 9BB9 homes
completed
2, 2, Meadway, Raynes Park, SW204 homes
completed
124, Grand Drive, Raynes Park3 homes
completed
81, 81, Grand Drive, Raynes Park, SW20 9DW1 homes
completed
1, 1, Meadway, Raynes Park, SW20 9HY1 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

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Compare Merton with nearby boroughs:

Merton vs WandsworthMerton vs Kingston Upon ThamesMerton vs Sutton

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Key facts for SW20 9BE

Full postcodeSW20 9BE
Postcode districtSW20
BoroughLondon Borough of Merton
WardWest Barnes
Latitude51.401582
Longitude-0.226605
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