Local market reports › SW area › SW12 › SW12 0
Balham market report SW12 0, London
The SW12 0 (Balham) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 5,792 HM Land Registry entries for SW12 0 (London), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the 2026 median for SW12 0 (London) is £656,000, from 44 registered sales, down 10% on five years earlier; the mean is £692,300, and by floor area homes here have averaged about £8,830 per square metre over the last five years. Behind the figures sit 5,792 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
SW12 0 is one sector of SW12 (London): a handful of streets, and the most local view the sold record can give. The price of that locality is lumpier charts, because each year's median rests on fewer sales.
Where SW12 0 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
Today's SW12 0 prices, from the sold record
In the SW12 0 property market, the 2026 median sale price is £656,000, from 44 registered sales; the mean, the "average house price" most sites quote, is £692,300, sitting a little above it, the familiar pattern where pricier homes stretch the average.
SW12 0 prices by floor area
A square metre of SW12 0 home has cost about £8,830 on average across the last five years of sales, using the floor area on each home's Energy Performance Certificate: the measure that puts a studio and a five-bed on the same footing.
Set against the £285,000 England and Wales median, SW12 0 sits 130% above the national market.
The price of a typical SW12 0 home, 1995 to 2026
One line records the median as paid; the other restates every year in today's money via ONS CPIH, the honest measure of getting dearer. Hover for year figures, click the legend to isolate a line.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £656,000 | £656,000 | 44 |
| 2025 | £725,000 | £742,337 | 147 |
| 2024 | £685,000 | £728,296 | 145 |
| 2023 | £758,800 | £833,736 | 122 |
| 2022 | £725,000 | £850,145 | 169 |
| 2021 | £725,000 | £917,944 | 190 |
| 2020 | £687,500 | £892,045 | 144 |
| 2019 | £660,000 | £865,102 | 135 |
| 2018 | £651,000 | £867,795 | 136 |
| 2017 | £667,500 | £910,403 | 132 |
| 2016 | £680,000 | £951,327 | 124 |
| 2015 | £537,500 | £759,488 | 189 |
| 2014 | £560,000 | £794,458 | 165 |
| 2013 | £500,000 | £719,450 | 195 |
| 2012 | £458,800 | £675,296 | 168 |
| 2011 | £420,300 | £634,491 | 173 |
| 2010 | £391,000 | £613,189 | 157 |
| 2009 | £350,000 | £562,628 | 126 |
| 2008 | £382,500 | £626,998 | 97 |
| 2007 | £371,000 | £629,319 | 208 |
| 2006 | £340,000 | £590,197 | 254 |
| 2005 | £280,000 | £498,287 | 201 |
| 2004 | £280,000 | £508,535 | 230 |
| 2003 | £250,000 | £460,561 | 188 |
| 2002 | £250,000 | £470,373 | 227 |
| 2001 | £227,600 | £437,549 | 294 |
| 2000 | £205,000 | £402,313 | 202 |
| 1999 | £163,000 | £324,850 | 281 |
| 1998 | £132,000 | £266,451 | 248 |
| 1997 | £115,000 | £235,842 | 265 |
| 1996 | £85,000 | £179,261 | 268 |
| 1995 | £83,000 | £180,429 | 168 |
In cash terms the typical SW12 0 home went from £83,000 in 1995 to £656,000 in 2026, roughly 8 times the price. Adjusted for inflation it still comes to a real rise of roughly 264%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2016; the current median sits about 31% below that. Someone who bought at the 2016 peak has not yet seen that price back in real terms.
Year-on-year change in the SW12 0 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 1997 (+35.3% on the year before); the weakest, 2024 (−9.7%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What SW12 0 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −9.5% | −11.6% |
| 5 years (since 2021) | −2.0% | −6.5% |
| 10 years (since 2016) | −0.4% | −3.6% |
| 20 years (since 2006) | +3.3% | +0.5% |
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
How many homes change hands in SW12 0
The year-by-year sales count
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
The register shows 44 SW12 0 sales across the most recent twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 226 sales a year before the financial crisis and 125 a year over the last five. Price without volume misleads: a median built on few sales jumps around, and one street can tilt it. Keep in mind too that the latest year is still filling in, since sales reach the register weeks or months after completion.
The rental side of SW12 0
For renting purposes SW12 0 sits in Lambeth. The ONS average private rent there is £2,527 a month (May 2026). The spread runs from £1,882 a month for a typical one-bed to £3,725 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Lambeth
ONS Price Index of Private Rents, May 2026.
Against the £656,000 median purchase price, a rent of £2,527 a month (£30,324 a year) works out at a 4.6% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
How SW12 0 trades
Only 44 sales completed here in the last twelve months of data, which makes SW12 0 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint.
Asked and answered: SW12 0 (Balham)
How much did a house sell for in SW12 0 (Balham)?
Are property prices falling in SW12 0 (Balham)?
Is SW12 0 (Balham) a good place to buy a house?
What happens to SW12 0 prices now?
Prediction is not this page's business. Its business is the record, which says: the median is down 10% over five years in cash but down 29% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
What you could buy in SW12 now
This is what you could actually buy today: 47 homes currently on the market from 9 agents publishing to HomesIndex.
These cover the whole SW12 district, not just SW12 0: live asking prices are collected per district.
30% of current listings sit under the prices comparable homes actually fetched. Each listing is compared with recent recorded sales of similar homes nearby.
- Beira Street, London, SW12
- Lochinvar Street, Rokeby House Lochinvar Street, SW12, London
- Flat First Floor C, 101 Bedford Hill, London, Greater London
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
See every SW12 home for sale on the map →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
Bedroom by bedroom: SW prices by size
Real sold prices by size across the SW area, straight from the Land Registry record. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | — | £1,050,000 | £1,797,500 (+71%) | £2,600,000 (+45%) |
| Semi-detached | £478,500 | £645,000 (+35%) | £850,000 (+32%) | £1,200,000 (+41%) | £1,800,000 (+50%) |
| Terraced | £535,000 | £685,000 (+28%) | £850,000 (+24%) | £1,210,000 (+42%) | £1,680,000 (+39%) |
| Flat | £428,000 | £590,000 (+38%) | £900,000 (+53%) | £1,850,000 (+106%) | £3,700,000 (+100%) |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
The spread across the SW area is the point: the same five years treated these districts very differently.
SW area districts: five years of change
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in SW12
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of SW12, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SW12 8 | £640,000 | 59 |
| SW12 9 | £617,500 | 55 |
Zoom out to the full SW12 district report for the type split, monthly volumes and how SW12 compares with its neighbours.
Selling a home in SW12 0? Price it on the evidence
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at SW12 0's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim SW12 0.
Go deeper
Behind the answers sits the same Land Registry record as this page, with SW12 0 already set as the subject. Free, one click sign in.
The live map plots every individual SW12 0 sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator runs the numbers on a real purchase.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.