West Barnes · Merton · Wimbledon constituency · 51.40072, -0.22940

SW20 9HX— West Barnes, Merton

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

The family fortress

 

Schools 100%Safety 84/100Transport 31/100~13% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
67
Safety
84
Schools
60
Transport
31
Environment
83
Investment
54

The bottom line

SW20 9HX 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.

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Location

SW20 9HX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SW20 9HX

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SW20 9HX 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 · 9 min walk

—

Secondary

Raynes Park High School

Not yet inspected · 9 min walk

P8: +0.25A8: 43.5

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Thomas Wall Nursery School

Not inspected · 57 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 · 1.1km

Crime is 34% below London average

Property

12 Jun

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£1,223/m²
Price per ft²£114/ft²
Avg floor area120.8 m²

EPC breakdown

B
1%
C
2%
D
1%
E
2%

Based on 6 properties · Confidence: low

Street mix

Terraced 86%Other 14%

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
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£302,000
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)
RoofAverage thermal transmittance 0.11 W/m²K
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

2001–2023 · CAGR

+5.7%

Total change

+236%

Market Activity

Price Velocity & Acceleration

Current Velocity

-27.1%

per year

Acceleration

-180.92

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £700k+ · 6 sales

Property Type Mix

Total: 6 sales

Terraced100%

By decade

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2004£182k£331k+81.6%1.3
Rate-rise correction2022–2023£840k£612k-27.1%1

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
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
12 min walk
Dundonald Road Tram StopTram
30 min walk
Morden Underground StationNorthern
30 min walk
Merton Park Tram StopTram
30 min walk
Morden Road Tram StopTram
34 min walk
No bus stops within 400m

15

Walkability score

18

Footpaths (500m)

0

Santander docks (800m)

4.3 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

7

Car parks (800m)

2

EV chargers (800m)

Nearest car park365m
Santander docks (800m)0
Nearest cycle dock4.3 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 12.0 km away✗ Not Green Belt✗ Not AONB79% green spaceTree canopy: 52%
More green space than 99% of London

Nearest SSSI: Wimbledon Common SSSI — 3.7 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

6 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 · 3.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%67.6%

Amenities

Shops, restaurants, parks and more

96

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

31

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Prince George's Club (954 m)

No restaurants within 800m — nearest: Korea House (618 m)

Nearest supermarketThe Savanna · 900 m
25 tennis courts1 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)

1.0km

Post office

Nearby shops

Seaforth Store480 m
Cash Count671 m
Cannon Hill News712 m
Grand Fresh Market724 m

Nearby cafes

Ecklee Grill900 m
Veggieberg913 m
Raw Deli956 m
Starbucks966 m

Nearby restaurants

Korea House618 m
Chick n Beer649 m
Curry Leaves662 m
Jin Go Gae679 m

Nearby pubs

Prince George's Club954 m
Raynes Park Tavern995 m

Nearby gyms

All England Club Community Sports Ground558 m
Ray Stevens Academy634 m
David Lloyd Raynes Park711 m
David Lloyd Raynes Park health club728 m

Nearby pharmacies

Griffiths Pharmacy888 m
Boots993 m
Barkers1.0 km
Trident Pharmacy1.1 km

Nearby health

Sofia House dentist709 m
Wimbledon Dental Centre997 m
Confident1.2 km
Park Clinic1.2 km
Food hygiene (5-star)100% of 9

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

54

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
12.8% (high)London avg: 3.8%Strong yield — top 1% of London
Gentrification score20/100
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+5.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

62.4

Price growth score

C
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route13,875m
Crossrail 2 route2,797m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Planning apps (12 months)
4
Planning apps (3 years)
15
Local approval rate
75%
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
50 homes · Sun Alliance Sports Ground, 1, Greenview Drive, Raynes Park, SW20 9DS
Pipeline pressure
NONE

Named schemes (500m)

MEADBROOK, MEADBROOK, GRAND DRIVE, SW2024 homes
completed
Hawksmoor Villas, 1, Blenheim Road, Raynes Park, SW20 9BB9 homes
completed
Brook House, 8, Blenheim Road, Raynes Park8 homes
completed
Flat 1, 174A, Grand Drive, Raynes Park, SW20 9NB5 homes
completed
2, 2, Meadway, Raynes Park, SW204 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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Key facts for SW20 9HX

Full postcodeSW20 9HX
Postcode districtSW20
BoroughLondon Borough of Merton
WardWest Barnes
Latitude51.400716
Longitude-0.229399
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