West Barnes · Merton · Wimbledon constituency · 51.40172, -0.23426

SW20 9LR— West Barnes, Merton

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

The family fortress

 

Schools 100%Safety 84/100Transport 33/100~2% 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
68
Safety
84
Schools
90
Transport
33
Environment
67
Investment
25

The bottom line

SW20 9LR 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 9LR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SW20 9LR

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

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🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SW20 9LR 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 · 6 min walk

KS2: 105.1

—

Secondary

Raynes Park High School

Not yet inspected · 5 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 · 60 min walk

5 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 · 827m

Crime is 34% below 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£8,576/m²
Price per ft²£797/ft²
Avg floor area128 m²

EPC breakdown

C
4%
D
9%

Based on 13 properties · Confidence: medium

Street mix

Semi 7%Terraced 90%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

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£320,000
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)
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

1996–2024 · CAGR

+7.7%

Total change

+708%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.6%

per year

Acceleration

-46.92

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £600k–£700k · 29 sales

Property Type Mix

Total: 29 sales

Semi-detached6.9%
Terraced93.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£124k£197k+58.8%1.5
Post-dot-com plateau2001–2004£218k£267k+22.5%2
Pre-crash peak2005–2005£271k£271k+0%1
GFC & correction2009–2012£343k£402k+17.4%1.7
Help-to-Buy recovery2014–2016£675k£675k+0%1.5
Brexit uncertainty2017–2018£648k£856k+32.1%1.5
Pandemic surge2020–2020£641k£641k+0%1
Rate-rise correction2022–2022£965k£965k+0%1
Current market2024–2024£1.00m£1.00m+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
9.2%
District
9.2%

CAGR over 22yr 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 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Motspur Park

Nearby stations

Motspur ParkNational Rail
10 min walk
Dundonald Road Tram StopTram
32 min walk
Merton Park Tram StopTram
33 min walk
Morden Underground StationNorthern
34 min walk
Wimbledon Underground StationDistrict
36 min walk
No bus stops within 400m

19

Walkability score

43

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 park391m
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: 55%
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

6 min walk

80%

Recommend GP

80%

Overall GP experience

1

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalNew Victoria Hospital · 2.1 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 3.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

95

Parks (1km)

5

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

22

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Earl Beatty (871 m)

Nearest supermarketWaitrose · 832 m
20 tennis courts1 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)

797m

Post office

Nearby shops

Seaforth Store135 m
Cash Count377 m
Burlington Mini Market541 m
Chi Chi Drinkz768 m

Nearby cafes

Costa668 m
Bridge cafe781 m
Ecklee Grill818 m
Veggieberg850 m

Nearby restaurants

Korea House300 m
Chick n Beer352 m
Curry Leaves366 m
Jin Go Gae385 m

Nearby pubs

The Earl Beatty871 m
Raynes Park Tavern926 m
Prince George's Club975 m

Nearby gyms

Ray Stevens Academy323 m
Blagdons Sports Ground659 m
World of Golf714 m
Goals Wimbledon801 m

Nearby pharmacies

Griffiths Pharmacy807 m
Barkers882 m
Boots938 m
Trident Pharmacy1.0 km

Nearby health

Sofia House dentist570 m
Wimbledon Dental Centre948 m
Park Clinic1.0 km
Food hygiene (5-star)88% of 25

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

25

Investment score

Weak

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

Low gross yield (1.9%) 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
1.9% (low)London avg: 3.8%Low yield — bottom 25% 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

55.2

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route14,012m
Crossrail 2 route2,920m

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)
8
Planning apps (3 years)
15
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
50 homes · Sun Alliance Sports Ground, 1, Greenview Drive, Raynes Park, SW20 9DS
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 9LR

Full postcodeSW20 9LR
Postcode districtSW20
BoroughLondon Borough of Merton
WardWest Barnes
Latitude51.401725
Longitude-0.234263
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