West Barnes · Merton · Wimbledon constituency · 51.40585, -0.23275

SW20 9DS— West Barnes, Merton

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

The family fortress

 

Top 10% LondonSchools 100%Safety 80/100Transport 43/100Yield 3.69%

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
73
Safety
80
Schools
90
Transport
43
Environment
71
Investment
55

The bottom line

SW20 9DS offers exceptional schools (100% Good/Outstanding) and low crime at £520,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: high noise levels nearby.

Less suited to Car-free commuters.

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

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Location

SW20 9DS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+0.0% vs London avg
vs London income+18.6% vs London avg
vs London crime+8.0% vs London avg

Deep-dive guides for SW20 9DS

🛡️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 9DS 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 · 3 min walk

KS2: 105.1

—

Secondary

Raynes Park High School

Not yet inspected · 7 min walk

P8: +0.25A8: 43.5

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Eastwood Nursery School

Not inspected · 65 min walk

3 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

2 Jul

Prices, sales volume and market trends

£520,000

Median sale price

Above London median by 0%

£520,000 is 0% above the London median (£520,000)

+19.2%

This year

Flat

Dominant type

Price history

5-year change
+51.8%
Sales (24 months)14
New build0.0%
Avg terraced£1,022,500
Avg flat£507,500
Price per m²£7,232/m²
Price per ft²£672/ft²
Avg floor area79.4 m²

EPC breakdown

B
40%
C
26%
D
9%

Based on 75 properties · Confidence: high

Street mix

Terraced 24%Flat 73%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£13,500
First-time buyerFTB
£4,750
Additional propertyBTL/2nd
£29,100

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

10.4×

Price-to-income

£2,601/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Heating

Market momentum

Energy & construction

Solar yield855 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£198,500
Rebuild cost per m²£2,500/m²

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

Construction era2012
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band EAnnual charge £2,435
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2010–2025 · CAGR

+9.5%

Total change

+288%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.3%

per year

Acceleration

-9.96

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £700k+ · 76 sales

Property Type Mix

Total: 76 sales

Terraced25%
Flat/maisonette75%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2010–2012£140k£315k+125%8.3
Help-to-Buy recovery2013–2016£635k£811k+27.7%4.2
Brexit uncertainty2017–2018£358k£438k+22.2%5.5
Pandemic surge2020–2021£423k£343k-18.9%3
Rate-rise correction2022–2023£298k£455k+52.9%1.5
Current market2024–2025£520k£543k+4.3%7

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
3.7%
District
3.7%
Terraced+0% α
Local
3.1%
District
3.1%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

39out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing0
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
5 min walk
Dundonald Road Tram StopTram
27 min walk
Merton Park Tram StopTram
29 min walk
Wimbledon Underground StationDistrict
31 min walk
Wimbledon Tram StopTram
32 min walk
No bus stops within 400m

46

Walkability score

129

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

16

Car parks (800m)

4

EV chargers (800m)

Nearest car park330m
Santander docks (800m)0
Nearest cycle dock4.0 km

Nearby car parks

🅿️
bus stand
610m
🅿️
Land Rover Service Centre Wimbledon
681m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 22.0 µg/m³ · PM2.5: 13.0 µg/m³
Better than 87% of London
NoiseHIGH
road
Noisier 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 AONB38% green spaceTree canopy: 70%
More green space than 91% of London

Nearest SSSI: Wimbledon Common SSSI — 3.1 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

11 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 · 1.9 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 3.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

76

Parks (1km)

17

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

13

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Raynes Park Tavern (459 m)

Nearest supermarketWaitrose · 374 m
8 tennis courts3 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)

434m

Post office

Nearby shops

Chi Chi Drinkz347 m
Raynes Park Express384 m
Costcutter428 m
Simply Local445 m

Nearby cafes

Bridge cafe358 m
Veggieberg387 m
Starbucks436 m
Three Apes482 m

Nearby restaurants

Delux Pizza363 m
Italian Crust Pizza404 m
Whistle Stop409 m
Babylon414 m

Nearby pubs

Raynes Park Tavern459 m
Prince George's Club554 m

Nearby gyms

Anytime Fitness507 m
Revivals537 m
David Lloyd Raynes Park695 m
David Lloyd Raynes Park health club711 m

Nearby pharmacies

Barkers414 m
Boots475 m
Trident Pharmacy571 m

Nearby health

Wimbledon Dental Centre487 m
Park Clinic583 m
Confident700 m
Sofia House dentist1.0 km
Food hygiene (5-star)83% of 52

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

55

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
3.7% (average)London avg: 3.8%Above average yield
Gentrification score39/100
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Young professional

Tenant profile

+5.1%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

58/100

Velocity score

Future outlook

75.8

Price growth score

B
Low

New supply risk

Strong gentrification momentumHigh investment qualityLow-deprivation areaConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route13,601m
Crossrail 2 route2,518m

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%
Price vs London0.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Planning apps (12 months)
5
Planning apps (3 years)
12
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)

21-31, 21-31, Coombe Lane, 22 West Barnes Lane, SW20 0LX88 homes
completed
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
112A, 112A, COOMBE LANE, SW2018 homes
completed
35, 35, Coombe Lane, Raynes Park, SW2014 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 (£520,000)

£13,500

Standard buyer

£4,750

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 9DS

Full postcodeSW20 9DS
Postcode districtSW20
BoroughLondon Borough of Merton
WardWest Barnes
Latitude51.405848
Longitude-0.232752
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