West Barnes · Merton · Wimbledon constituency · 51.39602, -0.22865

SW20 9NL— West Barnes, Merton

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

The family fortress

 

Schools 100%Safety 86/100Transport 30/100Yield 6.14%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
61
Safety
86
Schools
60
Transport
30
Environment
74
Investment
55

The bottom line

SW20 9NL offers exceptional schools (100% Good/Outstanding) and low crime at £312,500 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 51 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

SW20 9NL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-39.9% vs London avg
vs London income+18.3% vs London avg
vs London crime-49.0% vs London avg

Deep-dive guides for SW20 9NL

🛡️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 9NL 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 · 3 min walk

—

Secondary

Raynes Park High School

Not yet inspected · 14 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

Thomas Wall Nursery School

Not inspected · 51 min walk

3 primaries · 0 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

32.8 incidents per 1,000 residents

Better than 77% of London
→ Stable

-40% vs borough

Crime by type

Anti-social behaviour34%
Violence & sexual offences22%
Other21%
Burglary9%
Vehicle crime7%
Drug offences5%
Theft2%
Robbery0%

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 49% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£312,500

Median sale price

Bottom 25% — 40% below London median

£312,500 is 40% below the London median (£520,000)

+21.1%

This year

Flat

Dominant type

Price history

5-year change
+2.5%
Sales (24 months)7
New build0.0%
Avg flat£312,500
Price per m²£5,580/m²
Price per ft²£518/ft²
Avg floor area57 m²

EPC breakdown

B
16%
C
32%

Based on 48 properties · Confidence: high

Street mix

Flat 100%

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£3,125
First-time buyerFTB
£0
Additional propertyBTL/2nd
£12,500

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

6.3×

Price-to-income

£1,563/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield855 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£142,500
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
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

2011–2026 · CAGR

+3.3%

Total change

+63%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.6%

per year

Acceleration

-5.95

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £175k–£200k · 91 sales

Property Type Mix

Total: 91 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2011–2012£218k£200k-8%29
Help-to-Buy recovery2013–2016£237k£395k+66.7%2.5
Brexit uncertainty2017–2019£335k£355k+6%3
Pandemic surge2020–2021£341k£305k-10.6%1
Rate-rise correction2022–2023£381k£315k-17.3%2
Current market2024–2026£313k£355k+13.6%2.7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
3.3%
District
3.3%

CAGR over 15yr 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 Timing0
Trend Position75

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
Morden Underground StationNorthern
31 min walk
Merton Park Tram StopTram
34 min walk
Dundonald Road Tram StopTram
35 min walk
Morden Road Tram StopTram
36 min walk
No bus stops within 400m

22

Walkability score

27

Footpaths (500m)

0

Santander docks (800m)

4.6 km

Nearest cycle dock

Central London commute times

London Bridge55 min ↑
Victoria ★51 min
Waterloo51 min ↑
Canary Wharf65 min ↑
City57 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

9

Car parks (800m)

4

EV chargers (800m)

Nearest car park130m
Santander docks (800m)0
Nearest cycle dock4.6 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: 12.4 km away✗ Not Green Belt✗ Not AONB47% green spaceTree canopy: 10%
More green space than 94% of London

Nearest SSSI: Wimbledon Common SSSI — 4.2 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): 2

Landslide susceptibility: Medium

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

5 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 · 1.9 km
Nearest A&EEPSOM AND ST HELIER UNIVERSITY HOSPITALS NHS TRUST · 3.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%67.6%

Amenities

Shops, restaurants, parks and more

83

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

24

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Morden Brook (722 m)

Nearest supermarketCo-op Food · 545 m
23 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

0

Libraries (1km)

0

Cinemas (2km)

588m

Post office

Nearby shops

Cannon Hill News263 m
Grand Fresh Market273 m
Raksons587 m
J.K. News649 m

Nearby cafes

Eat Well Cafe632 m
Ecklee Grill681 m
Blossom & Brew707 m
Cafe Rich Point715 m

Nearby restaurants

Eat Well295 m
Kingfish571 m
Grand Takeaway626 m
China World688 m

Nearby pubs

The Morden Brook722 m
The Earl Beatty749 m

Nearby gyms

All England Club Community Sports Ground178 m
Ray Stevens Academy852 m

Nearby pharmacies

Hilton Pharmacy616 m
Griffiths Pharmacy670 m

Nearby health

Sofia House dentist649 m
Hillcross Dental Practice784 m
Food hygiene (5-star)85% of 13

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
6.1% (high)London avg: 3.8%Strong yield — top 10% of London
Gentrification score20/100
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+5.1%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

60.2

Price growth score

C
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,244m
Crossrail 2 route3,213m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 28,911 nationally

1,766

Est. population

8,887/km²

63%

Employed

56%

Degree educated

£49,700

Median income

2.4%

Claimant rate

SuburbanHigh densityOwner occupiers / families

55

Community stability

Age profile

26%
14%
26%
17%
17%
Under 1826%
18–3414%
35–4926%
50–6417%
65+17%

Tenure

36%
38%
18%
Own outright36%
Own (mortgage)38%
Private rent18%
Social rent7%
Shared ownership1%

Ethnicity

56%
18%
14%
White British56%
White Other18%
Asian14%
Black4%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine10%
No car household18%
Unemployed2%
No qualifications10%

Housing tenure (Census 2021)

Private rent18%
Social rent7%

vs. London

Income vs London+18.3%
Price vs London-39.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
4
Planning apps (3 years)
13
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)
12
Largest scheme
24 homes · MEADBROOK, MEADBROOK, GRAND DRIVE, SW20
Pipeline pressure
NONE

Named schemes (500m)

MEADBROOK, MEADBROOK, GRAND DRIVE, SW2024 homes
completed
Flat 1, 174A, Grand Drive, Raynes Park, SW20 9NB5 homes
completed
2, 2, Meadway, Raynes Park, SW204 homes
completed
Land forming part of 1, Land forming part of 1, Meadow Close, SW20 9JB1 homes
completed
2A, 2A, Oakway, Raynes Park, SW20 9JE1 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 (£312,500)

£3,125

Standard buyer

£0

First-time buyer

Save £3,125

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 9NL

Full postcodeSW20 9NL
Postcode districtSW20
BoroughLondon Borough of Merton
WardWest Barnes
Latitude51.396020
Longitude-0.228646
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