Living in Balham
Mostly in Wandsworth. Updated
In the 90 days to 27 October 2026, the median asking rent in Balham was £2,000 a month for a 1 bed (109 homes) and £2,600 for a 2 bed (129 homes).
Half the homes that left the market went within 11 days, and 38% went within a week.
About 28 new homes came on the market each week, and the journey to Bank takes 35 minutes door to door.
- 1 bed, a month
- £2,000
- 2 bed, a month
- £2,600
- Half gone within
- 11 days
- New homes a week
- 28
Average rent in Balham
Asking rents a month for homes first listed in Balham between 30 July 2026 and 27 October 2026. The bar shows the typical range: half the homes asked a rent inside it, a quarter less and a quarter more. The thin line reaches wider, over the rents 8 in 10 homes asked, so only the cheapest tenth and the dearest tenth fall outside it.
See the numbers
| Bedrooms | Median a month | Typical range | 8 in 10 homes | Homes |
|---|---|---|---|---|
| Studio | £1,435 | £1,395 to £1,695 | Too few homes to say | 26 |
| 1 bed | £2,000 | £1,850 to £2,300 | £1,690 to £2,400 | 109 |
| 2 bed | £2,600 | £2,420 to £2,875 | £2,250 to £3,200 | 129 |
| 3 bed | £3,500 | £3,250 to £3,800 | £2,985 to £4,175 | 64 |
| 4+ bed | £5,000 | £4,500 to £5,500 | Too few homes to say | 25 |
| All homes | £2,500 | £2,100 to £3,200 | £1,735 to £3,870 | 353 |
Beside the official figures
| Figure | A month | Period |
|---|---|---|
| Lambeth, 1 bed (ONS, all private rents) | £1,890 | September 2026 |
| Lambeth, 2 bed (ONS, all private rents) | £2,353 | September 2026 |
| Wandsworth, 1 bed (ONS, all private rents) | £1,943 | September 2026 |
| Wandsworth, 2 bed (ONS, all private rents) | £2,469 | September 2026 |
The two answer different questions. The ONS averages the rent on every private tenancy, including ones that began years ago, while ours are asking rents for homes newly on the market, which is what you will be quoted.
How fast do homes go in Balham?
Half of the 302 homes that left the market in the 90 days to 27 October 2026 went within 11 days. 38% went within 7 days. A home leaves the market when it is let or withdrawn.
Day 3080 of 100 gone
- Day 1: 6 gone
- Day 7: 38 gone
- Day 11: half gone
- Day 30: 80 gone
By bedrooms
See the numbers
| Bedrooms | Half gone within | Typical range | Homes |
|---|---|---|---|
| Studio | 9 days | 6 to 21 days | 21 |
| 1 bed | 10 days | 4 to 21 days | 86 |
| 2 bed | 12 days | 6 to 27 days | 115 |
| 3 bed | 9 days | 4 to 20 days | 55 |
| 4+ bed | 14 days | 7 to 27 days | 25 |
| All homes | 11 days | 5 to 24 days | 302 |
- New homes a week
- 28
- first listed, on average
- On the market now
- 110
- on 28 October 2026
With half the homes gone in 11 days, the first days after a home lists are the ones that count. Keyping sends an alert minutes after a home that matches your search lists.
What Balham homes have
What the 110 homes on the market in Balham on 28 October 2026 have, read from their listings, photos and floorplans. A feature counts only where we could tell either way, so each share is of the homes we know about, and "known for" says how many that was.
See the numbers
| Feature | Share | Known for |
|---|---|---|
| Private outside space | 66% | 108 of 110 |
| Balcony | 17% | 103 of 110 |
| Private garden | 44% | 106 of 110 |
| Communal garden | 23% | 95 of 110 |
| Lift | Too few homes to say | 31 of 110 |
| Pets allowed | Too few homes to say | 11 of 110 |
Type of home
Of the 108 homes on the market whose type we know.
Terraced house 7%Studio 6%Maisonette 5%Other 6%
See the numbers
| Type of home | Share | Known for |
|---|---|---|
| Flat | 76% | 108 of 110 |
| Terraced house | 7% | 108 of 110 |
| Studio | 6% | 108 of 110 |
| Maisonette | 5% | 108 of 110 |
| House | 4% | 108 of 110 |
| Detached house | 1% | 108 of 110 |
| Semi-detached house | 1% | 108 of 110 |
Furnishing
Of the 110 homes on the market whose furnishing we know.
Unfurnished 18%Part-furnished 17%Furnished or unfurnished 9%
See the numbers
| Furnishing | Share | Known for |
|---|---|---|
| Furnished | 55% | 110 of 110 |
| Unfurnished | 18% | 110 of 110 |
| Part-furnished | 17% | 110 of 110 |
| Furnished or unfurnished | 9% | 110 of 110 |
Energy rating
49% of the homes with a known energy rating are rated A to C (known for 96 of 110 homes).
See the numbers
| Rating | Homes | Share |
|---|---|---|
| A | 1 | 1% |
| B | 13 | 14% |
| C | 33 | 34% |
| D | 41 | 43% |
| E | 8 | 8% |
| F | 0 | 0% |
| G | 0 | 0% |
Commute from Balham
Door to door on public transport on a weekday morning, the walks at each end included, from the homes on the market in Balham now.
See the numbers
| To | Median | Typical range | Homes |
|---|---|---|---|
| Bank | 35 min | 32 to 38 min | 110 |
| Oxford Circus | 34 min | 32 to 37 min | 110 |
| King's Cross St Pancras | 41 min | 38 to 44 min | 110 |
| Canary Wharf | 47 min | 44 to 50 min | 110 |
| Liverpool Street | 41 min | 38 to 44 min | 110 |
| London Bridge | 32 min | 29 to 35 min | 110 |
| Victoria | 26 min | 24 to 29 min | 110 |
| Waterloo | 31 min | 29 to 34 min | 110 |
Stations most Balham homes walk to
The share of the homes on the market within a 10 minute walk of each.
| Station | Zone | Homes |
|---|---|---|
| BalhamNorthern Southern | 3 | 49% |
| Clapham SouthNorthern | 2+3 | 19% |
| Wandsworth CommonSouthern | 3 | 12% |
72% of the homes on the market are within a 10 minute walk of a station (known for 110 of 110 homes).
Is Balham safe?
Recorded crime is one way to look at an area, and it often doesn't match how a place feels day to day. Police.uk counts a crime where it is reported, so a busy high street, a station or a night out nearby can lift the figures for the streets around it, while quieter roads a few minutes away see far less.
With that in mind: from September 2025 to August 2026, police.uk recorded roughly 78 crimes per 1,000 people living or working in Balham, against about 76 across London.
How recorded crime varies street by street
Very safe 24 homesLess safe 15 homes
Of the 110 homes on the market, 65 are on streets with little recorded crime for London (Safe or Very safe), 30 around the London middle (Average) and 15 on streets with more recorded crime (Less or Least safe), on Keyping's grade for each street.
See the numbers
| Grade | Homes | Share |
|---|---|---|
| Very safe | 24 | 22% |
| Safe | 41 | 37% |
| Average | 30 | 27% |
| Less safe | 15 | 14% |
| Least safe | 0 | 0% |
By kind of crime
Crimes per 1,000 people living or working there, Balham against London.
See the numbers
| Kind of crime | Balham | London |
|---|---|---|
| On the streetViolence, robbery, weapons, public order, theft from the person, drugs and anti-social behaviour | 40.9 | 49.6 |
| Against peopleViolence, robbery, weapons and public order | 21.1 | 25.7 |
| Homes and carsBurglary, vehicle crime, criminal damage and arson | 16.5 | 11.2 |
| TheftPickpocketing and bag snatching, bike theft, shoplifting and other theft | 23.3 | 19 |
Figures can only say so much. If you can, walk from the home to the station in the evening, and look up the exact street on police.uk.
Council tax in Balham
Council tax depends on the home's band and on the borough, which sets the charge.
Among the 67 homes on the market whose band we know, the most common are Band D (37%), Band C (31%) and Band E (13%).
Monthly charge by band, 2026 to 2027
| Band | Wandsworth | Lambeth |
|---|---|---|
| Band A | £57 | £114 |
| Band B | £67 | £133 |
| Band C | £76 | £152 |
| Band DMost common | £86 | £171 |
| Band E | £105 | £209 |
| Band F | £124 | £246 |
| Band G | £143 | £284 |
| Band H | £171 | £341 |
Balham and nearby areas
The same figures for the areas round Balham, over the same 90 days: the median asking rent for 1 bed and 2 bed homes, and how many days it took half the homes that left the market to go.
Rent
See the numbers
| Area | 1 bed a month | 2 bed a month |
|---|---|---|
| Balham | £2,000 | £2,600 |
| Streatham Hill | £1,650 | £2,200 |
| Clapham Junction | £2,200 | £2,800 |
| Clapham | £2,150 | £2,700 |
| Tooting | £1,700 | £2,250 |
| Streatham | £1,600 | £2,000 |
How fast homes go
See the numbers
| Area | Half gone within | Homes |
|---|---|---|
| Balham | 11 days | 302 |
| Streatham Hill | 17 days | 261 |
| Clapham Junction | 11 days | 326 |
| Clapham | 12 days | 459 |
| Tooting | 12 days | 214 |
| Streatham | 16 days | 152 |
Looking for a home in Balham?
Stop refreshing the portals. Keyping tells you the moment a Balham home that matches your search lists.
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How we work these out
- The window
- Listing figures cover the 90 days from 30 July 2026 to 27 October 2026. "On the market now" means on 28 October 2026.
- Asking rent
- The rent a month a home is advertised at when it is first listed, not the rent finally agreed. A home listed on several sites counts once.
- Median and typical range
- The median is the middle home: half are below it and half above. The typical range runs from the quarter mark to the three-quarter mark: half the homes sit inside it, a quarter below and a quarter above. The 8 in 10 range on rents runs from the tenth mark to the ninetieth, and is shown once 40 homes or more asked a rent.
- Large buildings
- A building counts as at most 5 homes in the rents and in how fast homes go, so one large rental block can't set an area's figures. The number of homes beside each figure still counts every home.
- Time on the market
- From the day a home is first listed to the day it leaves the market, because it was let or withdrawn. Counted for the homes that left in the window.
- Features
- Read from each home’s listing text, photos and floorplan. A feature counts only for the homes where we could tell either way, and the page says how many that was.
- Commute
- A door-to-door journey on public transport on a weekday morning, worked out from Tube, rail and bus timetables with the walks at each end. The median is over the homes on the market now.
- Safety
- Crimes recorded by the police and published on police.uk from September 2025 to August 2026, per 1,000 people who live or work there, so an area of offices and shops isn't measured against its few residents, and set against London as a whole. Crime is counted where it is reported, not where people live, so it is a rough guide to an area rather than a measure of how safe it is or feels. The grades are the ones Keyping gives each street from the same data.
- Council tax
- Bands are the Valuation Office Agency’s, for the homes on the market now. Charges are each borough’s for the year shown, for two adults with no discounts, spread over 12 months.
- Small numbers
- A median or share resting on fewer than 20 homes is not shown. The page says "Too few homes to say" instead.
- Updates
- The figures are refreshed regularly from the homes Keyping watches. This page was last updated on 28 October 2026.
Sources
- ONS Price Index of Private Rents, Lambeth
- ONS Price Index of Private Rents, Wandsworth
- police.uk, crime on the map
- data.police.uk, the crime data
- Valuation Office Agency, council tax bands
- MHCLG, council tax levels
Spot something wrong? Write to contact@keyping.app.