West Barnes · Merton · Wimbledon constituency · 51.40232, -0.23486

SW20 9LP— West Barnes, Merton

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

The family fortress

 

Schools 100%Safety 80/100Transport 37/100

Best for: Families, Owner-occupiers

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

Liveability
67
Safety
80
Schools
90
Transport
37
Environment
67
Investment
59

The bottom line

SW20 9LP 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 9LP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SW20 9LP

🛡️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 9LP 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 · 5 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 · 70 min walk

4 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: New Malden Fire Station · 817m

Crime is +8% above London average

Property

Prices, sales volume and market trends

Avg floor area126.1 m²

EPC breakdown

C
4%
D
1%
E
2%
F
1%

Based on 8 properties · Confidence: low

Street mix

Semi 39%Terraced 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

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£315,250
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, 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

1997–2022 · CAGR

+7.1%

Total change

+451%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.8%

per year

Acceleration

-3.91

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £350k–£400k · 18 sales

Property Type Mix

Total: 18 sales

Semi-detached38.9%
Terraced61.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£133k£190k+43.4%1
Post-dot-com plateau2002–2003£315k£250k-20.7%1
Pre-crash peak2005–2006£251k£336k+34%1.5
GFC & correction2009–2011£420k£375k-10.7%1
Help-to-Buy recovery2013–2015£418k£695k+66.5%1.3
Brexit uncertainty2018–2019£675k£585k-13.3%1
Pandemic surge2020–2020£665k£665k+0%1
Rate-rise correction2022–2022£730k£730k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
10 min walk
Dundonald Road Tram StopTram
32 min walk
Merton Park Tram StopTram
33 min walk
Morden Underground StationNorthern
35 min walk
Wimbledon Underground StationDistrict
36 min walk
No bus stops within 400m

21

Walkability score

54

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

26

Car parks (800m)

5

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park361m
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 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: 12.1 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 37%
More green space than 79% of London

Nearest SSSI: Wimbledon Common SSSI — 3.5 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

7 min walk

80%

Recommend GP

80%

Overall GP experience

1

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalNew Victoria Hospital · 2.0 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

92

Parks (1km)

5

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

24

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Raynes Park Tavern (878 m)

Nearest supermarketWaitrose · 771 m
20 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

1

Libraries (1km)

0

Cinemas (2km)

849m

Post office

Nearby shops

Seaforth Store127 m
Cash Count381 m
Burlington Mini Market538 m
Chi Chi Drinkz700 m

Nearby cafes

Costa602 m
Bridge cafe713 m
Veggieberg804 m
Starbucks855 m

Nearby restaurants

Korea House295 m
Chick n Beer357 m
Curry Leaves370 m
Jin Go Gae389 m

Nearby pubs

Raynes Park Tavern878 m
The Earl Beatty918 m
Prince George's Club944 m

Nearby gyms

Ray Stevens Academy321 m
Blagdons Sports Ground610 m
World of Golf647 m
Goals Wimbledon729 m

Nearby pharmacies

Barkers824 m
Griffiths Pharmacy858 m
Boots893 m
Trident Pharmacy990 m

Nearby health

Sofia House dentist615 m
Wimbledon Dental Centre903 m
Park Clinic984 m
Food hygiene (5-star)88% of 24

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

59

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

41.4

Price growth score

D
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route13,990m
Crossrail 2 route2,899m

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)
7
Planning apps (3 years)
14
Local approval rate
57%
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)

300, 300, Burlington Road, New Malden, KT3 4NH41 homes
completed
ST. SAVIOURS CHURCH &, 7, ST. SAVIOURS CHURCH &, 7, CHURCH WALK, SW2034 homes
completed
Emerald Service Station, 284, Emerald Service Station, 284, Burlington Road, Claremont Avenue, KT3 4NL20 homes
completed
Gresham House, Gresham House, Douglas Avenue, KT3 6HU18 homes
completed
Eagle House, 257a, Eagle House, 257a, Burlington Road, New Malden, KT3 4NE12 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 9LP

Full postcodeSW20 9LP
Postcode districtSW20
BoroughLondon Borough of Merton
WardWest Barnes
Latitude51.402318
Longitude-0.234858
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