Local market reports › SW area › SW12 › SW12 9
Balham market report SW12 9, London
The standing SW12 9 (Balham) property market report, rebuilt from the full public record every month. Everything below comes from 7,764 sales recorded by HM Land Registry in SW12 9 (London) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the typical home in SW12 9 (London) sold for £617,500 in 2026, the median of 55 registered sales, up 0% on five years earlier. The mean was £707,800, and by floor area homes here have averaged about £9,200 per square metre over the last five years. The figures cover 7,764 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
SW12 9 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 9 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.
The going rate for a home in SW12 9
The 2026 median for SW12 9 is £617,500, taken from 55 registered sales. The mean, which is what most sites call the "average house price", is £707,800, a little above it, the familiar pattern where pricier homes stretch the average.
House prices per square metre in SW12 9
Averaged across five years of sales, floor space in SW12 9 costs about £9,200 per square metre. Each sale's Energy Performance Certificate supplies the floor area, and pricing by the metre is what lets flats and houses share one scale.
The national median for England and Wales is £285,000, which puts SW12 9 117% above the country at large.
A typical SW12 9 home, priced year by year (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 | £617,500 | £617,500 | 55 |
| 2025 | £650,000 | £665,543 | 194 |
| 2024 | £650,000 | £691,084 | 195 |
| 2023 | £675,500 | £742,210 | 158 |
| 2022 | £611,000 | £716,467 | 271 |
| 2021 | £617,000 | £781,202 | 263 |
| 2020 | £660,000 | £856,364 | 158 |
| 2019 | £647,500 | £848,718 | 150 |
| 2018 | £610,000 | £813,142 | 185 |
| 2017 | £630,000 | £859,257 | 169 |
| 2016 | £626,000 | £875,780 | 170 |
| 2015 | £603,500 | £852,746 | 196 |
| 2014 | £515,000 | £730,617 | 265 |
| 2013 | £470,000 | £676,283 | 276 |
| 2012 | £450,000 | £662,344 | 189 |
| 2011 | £390,000 | £588,750 | 200 |
| 2010 | £377,800 | £592,488 | 212 |
| 2009 | £335,000 | £538,515 | 161 |
| 2008 | £339,800 | £557,004 | 155 |
| 2007 | £370,000 | £627,623 | 311 |
| 2006 | £315,000 | £546,800 | 359 |
| 2005 | £267,200 | £475,508 | 292 |
| 2004 | £260,800 | £473,664 | 355 |
| 2003 | £248,000 | £456,876 | 285 |
| 2002 | £240,000 | £451,558 | 365 |
| 2001 | £197,500 | £379,684 | 343 |
| 2000 | £183,500 | £360,119 | 256 |
| 1999 | £151,500 | £301,932 | 330 |
| 1998 | £122,000 | £246,266 | 378 |
| 1997 | £103,200 | £211,642 | 370 |
| 1996 | £85,000 | £179,261 | 284 |
| 1995 | £75,800 | £164,778 | 214 |
In cash terms the typical SW12 9 home went from £75,800 in 1995 to £617,500 in 2026, roughly 8 times the price. Inflation explains only part of it: in today's money the rise is still about 275%, a genuine increase in what a home here costs. The real-terms peak came in 2016, and today's median remains roughly 29% under it: a 2016 buyer is still waiting to get that price back in today's money.
Year-on-year change in the SW12 9 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 (+24.2% on the year before); the weakest, 2008 (−8.2%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −5.0% | −7.2% |
| 5 years (since 2021) | 0.0% | −4.6% |
| 10 years (since 2016) | −0.1% | −3.4% |
| 20 years (since 2006) | +3.4% | +0.6% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
How many homes change hands in SW12 9
The year-by-year sales count
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
Over the last twelve months of data, 55 sales completed in SW12 9. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 321 sales a year before the financial crisis and 175 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
Rents around SW12 9
For renting purposes SW12 9 sits in Wandsworth. The ONS average private rent there is £2,599 a month (May 2026). The spread runs from £1,911 a month for a typical one-bed to £3,782 at four-plus bedrooms, which is size doing most of the pricing.
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 £617,500 median sold price makes a gross yield of 5.1%. 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.
How SW12 9 trades
This is a thin market: 55 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.
Common questions on SW12 9 (Balham)
How much did a house sell for in SW12 9 (Balham)?
Are property prices falling in SW12 9 (Balham)?
Is SW12 9 (Balham) a good place to buy a house?
What happens to SW12 9 prices now?
The record answers a different question than "what happens next": the median is roughly flat over five years in cash but down 21% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
What is for sale in SW12 right now
The live side of the market holds 47 homes at the moment, listed by 9 agents publishing to HomesIndex.
These cover the whole SW12 district, not just SW12 9: live asking prices are collected per district.
Of everything listed here, 30% asks less than the sold record of comparable homes. 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" 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 →
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
The Land Registry record, split by size: what each kind of home actually sold for across the SW area. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| 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%) |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land one size out. 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.
Five-year change in the median, SW area districts
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 0 | £656,000 | 44 |
| SW12 8 | £640,000 | 59 |
Zoom out to the full SW12 district report for the type split, monthly volumes and how SW12 compares with its neighbours.
Thinking of selling in SW12 9? Get a rough value first
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in SW12 9, open the average prices map and zoom from the SW12 9 shading down to the sold homes on your own street. Every recorded SW12 9 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim SW12 9.
Keep digging
The AI answers from the same Land Registry data this report is built on, already scoped to SW12 9. Free after a one click sign in.
Two maps carry on from here: every SW12 9 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices 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.