SW12 (Balham and Tooting areas) shows mixed market dynamics with a trajectory score of 44.8/100, placing it in the average range at the 21st percentile nationally. Over five years, property prices declined at -0.5% CAGR whilst rental growth expanded at 5.7% CAGR, suggesting a rental-focused market rather than capital appreciation environment. Population growth remained negligible at 0.2% over the same period. The district is classified as active gentrification stage, indicating ongoing demographic and commercial changes. This combination of stagnant prices, solid rental yields, and modest population growth reflects a transitional area where investor returns depend heavily on rental income rather than property value increases.
Domain breakdown
Subscribe to unlock domain scores
See plans from £20/moKey signals
- 1Property prices down 0.5% over 5 years (5yr CAGR)
- 2Rents growing at 5.7% per year
- 3Population growing at 0.2% per year
Nearby districts
What's changing in Balham · June 2026
The trajectory score moved up 0.6 points this month to 45/100, driven mainly by safety.
16 planning applications submitted in SW12 over the last six months.
Balham (SW12) common questions
Is Balham up and coming?
Praesago's gentrification model currently classifies Balham (SW12) as Active. Its trajectory score is 45/100 (Average), in the top 75% of districts nationally. The score is up 1.1 points over the last 12 months.
Is Balham safe?
Balham has a safety score of 27/100 on Praesago's index, based on police.uk recorded crime data.
What is the average house price in Balham?
The average property price in Balham (SW12) is £1.29m as of January 2026, based on UK House Price Index data. Prices have fallen at 0.5% per year over the last five years.
What is the average rent in Balham?
The median monthly rent in Balham (SW12) is £2,594 (2026), based on ONS private rental data.
Which areas are near Balham?
Neighbouring postcode districts include Chelsea (SW3), Streatham (SW16), Highgate (N6), Highbury (N5), Winchmore Hill (N21). Each has its own monthly data page on Praesago.
Generate a property report
Get a 10-page report for a specific address in Balham.
Monitor Balham
Get alerts when the trajectory score changes, new planning applications are submitted, or the gentrification stage shifts.
Related reading
Disclaimer: Praesago provides data analytics and market intelligence. Nothing on this platform constitutes financial advice, investment advice, or a personal recommendation. Property values can fall as well as rise. Past performance does not predict future results. Seek independent financial and legal advice before making property investment decisions.