West Barnes · Merton · Wimbledon constituency · 51.40383, -0.23520

SW20 9LN— West Barnes, Merton

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 80/100Transport 39/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
70
Safety
80
Schools
90
Transport
39
Environment
70
Investment
33

The bottom line

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

Less suited to Car-free commuters.

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Location

SW20 9LN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SW20 9LN

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SW20 9LN 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 · 4 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 · 68 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)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: New Malden Fire Station · 886m

Crime is +8% above London average

Property

2 Jul

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£6,266/m²
Price per ft²£582/ft²
Avg floor area122.1 m²

EPC breakdown

B
1%
C
8%
D
4%
E
1%
F
1%

Based on 15 properties · Confidence: medium

Street mix

Terraced 96%Other 4%

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£305,250
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

1999–2024 · CAGR

+6.4%

Total change

+375%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.3%

per year

Acceleration

-31.70

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £350k–£400k · 23 sales

Property Type Mix

Total: 23 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£159k£185k+16.4%1.5
Post-dot-com plateau2001–2004£200k£298k+48.8%1.7
Pre-crash peak2006–2006£340k£340k+0%2
GFC & correction2009–2012£310k£385k+24.2%1.7
Help-to-Buy recovery2016–2016£570k£570k+0%1
Brexit uncertainty2017–2019£815k£560k-31.3%2
Rate-rise correction2022–2022£745k£745k+0%2
Current market2024–2024£755k£755k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
6.9%
District
6.9%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing2
Trend Position75

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
9 min walk
Dundonald Road Tram StopTram
31 min walk
Merton Park Tram StopTram
33 min walk
Wimbledon Underground StationDistrict
35 min walk
Wimbledon Tram StopTram
35 min walk
No bus stops within 400m

30

Walkability score

91

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

24

Car parks (800m)

4

EV chargers (800m)

Nearest car park269m
Santander docks (800m)0
Nearest cycle dock4.2 km

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
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 AONB33% green spaceTree canopy: 13%
More green space than 88% 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 · 1.9 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 3.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

79

Parks (1km)

11

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

19

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Raynes Park Tavern (735 m)

Nearest supermarketWaitrose · 609 m
12 tennis courts5 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)

694m

Post office

Nearby shops

Seaforth Store266 m
Cash Count495 m
Chi Chi Drinkz531 m
Burlington Mini Market630 m

Nearby cafes

Costa535 m
Bridge cafe544 m
Veggieberg666 m
Starbucks714 m

Nearby restaurants

Korea House405 m
Chick n Beer473 m
Curry Leaves485 m
Jin Go Gae502 m

Nearby pubs

Raynes Park Tavern735 m
Prince George's Club831 m
The Earl Beatty1.1 km

Nearby gyms

Ray Stevens Academy431 m
World of Golf573 m
Blagdons Sports Ground599 m
Goals Wimbledon629 m

Nearby pharmacies

Barkers667 m
Boots754 m
Trident Pharmacy847 m
Griffiths Pharmacy1.0 km

Nearby health

Wimbledon Dental Centre766 m
Sofia House dentist770 m
Park Clinic821 m
Confident981 m
Food hygiene (5-star)85% of 39

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

33

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.5%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
2.5% (low)London avg: 3.8%Below average yield — bottom 74%
Gentrification score20/100
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Young professional

Tenant profile

+5.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

56.8

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route13,881m
Crossrail 2 route2,796m

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)
1
Planning apps (12 months)
6
Planning apps (3 years)
11
Local approval rate
50%
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
300, 300, Burlington Road, New Malden, KT3 4NH41 homes
completed
ST. SAVIOURS CHURCH &, 7, ST. SAVIOURS CHURCH &, 7, CHURCH WALK, SW2034 homes
completed
Eagle House, 257a, Eagle House, 257a, Burlington Road, New Malden, KT3 4NE12 homes
completed
17, Greenview Drive, Raynes Park, SW20 9DS10 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 9LN

Full postcodeSW20 9LN
Postcode districtSW20
BoroughLondon Borough of Merton
WardWest Barnes
Latitude51.403834
Longitude-0.235202
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