Local market reports › SW area › SW12 › SW12 8
Balham market report SW12 8, London
The SW12 8 (Balham) house price history in full, 1995 to 2026, in cash and in today's money. This page is built from the public record and nothing else: 8,499 completed sales registered with HM Land Registry in SW12 8 (London) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the typical home in SW12 8 (London) sold for £640,000 in 2026, the median of 59 registered sales, down 22% on five years earlier. The mean was £917,800, and by floor area homes here have averaged about £9,510 per square metre over the last five years. The figures cover 8,499 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
SW12 8 is a postcode sector: one group of streets inside SW12 (London). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where SW12 8 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.
What a home in SW12 8 sells for
Take the 59 registered 2026 sales in SW12 8 and the middle price, the median, is £640,000. The mean lands at £917,800, well above it, the signature of a heavy top tail: a handful of expensive sales lifting the average.
SW12 8 prices by floor area
Per square metre, SW12 8 homes have averaged around £9,510 over the last five years of sales. The floor areas behind the figure come from Energy Performance Certificates, and the by-the-metre view is the fair comparison across home sizes.
Against a national (England and Wales) median of £285,000, SW12 8 runs 125% above it.
The price of a typical SW12 8 home, 1995 to 2026
Year by year: the median as it was recorded, and the same figure brought into today's money with ONS CPIH, which is where "did homes get dearer" actually gets answered. Hover shows each year; the legend isolates a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £640,000 | £640,000 | 59 |
| 2025 | £782,000 | £800,700 | 213 |
| 2024 | £750,000 | £797,404 | 231 |
| 2023 | £775,000 | £851,536 | 179 |
| 2022 | £940,000 | £1,102,257 | 256 |
| 2021 | £817,200 | £1,034,681 | 252 |
| 2020 | £825,000 | £1,070,455 | 179 |
| 2019 | £775,000 | £1,015,840 | 187 |
| 2018 | £779,000 | £1,038,422 | 165 |
| 2017 | £690,000 | £941,091 | 200 |
| 2016 | £643,200 | £899,843 | 252 |
| 2015 | £700,000 | £989,100 | 174 |
| 2014 | £625,000 | £886,672 | 243 |
| 2013 | £559,600 | £805,209 | 266 |
| 2012 | £534,000 | £785,981 | 218 |
| 2011 | £560,000 | £845,385 | 209 |
| 2010 | £465,000 | £729,240 | 255 |
| 2009 | £452,500 | £727,398 | 234 |
| 2008 | £440,500 | £722,073 | 127 |
| 2007 | £450,000 | £763,325 | 347 |
| 2006 | £350,000 | £607,555 | 398 |
| 2005 | £370,000 | £658,451 | 349 |
| 2004 | £349,500 | £634,760 | 345 |
| 2003 | £300,000 | £552,673 | 299 |
| 2002 | £283,000 | £532,462 | 361 |
| 2001 | £250,000 | £480,612 | 354 |
| 2000 | £232,000 | £455,300 | 333 |
| 1999 | £209,500 | £417,523 | 422 |
| 1998 | £156,000 | £314,897 | 346 |
| 1997 | £137,500 | £281,985 | 406 |
| 1996 | £119,500 | £252,020 | 369 |
| 1995 | £105,000 | £228,254 | 271 |
In cash terms the typical SW12 8 home went from £105,000 in 1995 to £640,000 in 2026, roughly 6 times the price. Inflation explains only part of it: in today's money the rise is still about 180%, a genuine increase in what a home here costs. The real-terms peak came in 2022, and today's median remains roughly 42% under it: a 2022 buyer is still waiting to get that price back in today's money.
Year-on-year change in the SW12 8 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 1999 (+34.3% on the year before); the weakest, 2026 (−18.2%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −18.2% | −20.1% |
| 5 years (since 2021) | −4.8% | −9.2% |
| 10 years (since 2016) | 0.0% | −3.4% |
| 20 years (since 2006) | +3.1% | +0.3% |
The table annualises median growth over each period, with the real column deflated by ONS CPIH. Smoothing hides the cycle (see the chart above for it), and none of this forecasts: it is the record.
Transaction volumes
How many homes change hands
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
SW12 8 recorded 59 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 348 sales a year before the financial crisis and 188 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.
What tenants pay around SW12 8
SW12 8 falls under Wandsworth, where the ONS puts the average private rent at £2,599 a month (May 2026 figures). A one-bed averages £1,911 a month here and a four-or-more-bed £3,782, so size does most of the work in setting the rent.
Average monthly rent by size, Wandsworth
ONS Price Index of Private Rents, May 2026.
£2,599 a month is £31,188 a year, which against the £640,000 median sold price makes a gross yield of 4.9%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
Reading the SW12 8 market
This is a thin market: 59 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict. The record here is jumpy: year-on-year moves of ten per cent or more are common in the chart above, mostly a function of which homes happened to sell rather than the market lurching.
What people ask about SW12 8 (Balham)
How much did a house sell for in SW12 8 (Balham)?
Are property prices falling in SW12 8 (Balham)?
Is SW12 8 (Balham) a good place to buy a house?
Will SW12 8 prices rise from here?
No honest page predicts prices, so this one sticks to the record: the median is down 22% over five years in cash but down 38% after inflation. Anyone weighing a purchase should read the volume chart with the price chart, remembering that these are completed sales, registered weeks after the deals were actually struck.
What is for sale in SW12 right now
Turning to what is actually available: 47 homes on the market right now, from 9 agents publishing to HomesIndex.
These cover the whole SW12 district, not just SW12 8: live asking prices are collected per district.
30% of current listings sit under the prices comparable homes actually fetched. The comparison behind each listing uses recent recorded sales of similar homes close by.
- 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" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
See every SW12 home for sale on the map →
These asking prices come live from estate agents publishing feeds to HomesIndex, refreshed each Monday and Thursday. They are a sample of the market rather than its entirety, and an asking price is not a sale price.
The price of an extra bedroom in SW
What homes of each size actually sold for across the SW area, from the Land Registry record. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| 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%) |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
The spread across the SW area is the point: the same five years treated these districts very differently.
Five-year change in the median, SW area districts
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in SW12
A few minutes' walk can separate two very different markets. Here are SW12's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SW12 0 | £656,000 | 44 |
| 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.
Before you sell in SW12 8: what the record supports
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in SW12 8, open the average prices map and zoom from the SW12 8 shading down to the sold homes on your own street. Every recorded SW12 8 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Estate agents working SW12 8: the featured spot on this report is free for founding agents, one per district. Claim SW12 8.
Take it further
Behind the answers sits the same Land Registry record as this page, with SW12 8 already set as the subject. Free, one click sign in.
The live map plots every individual SW12 8 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.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.