Worcester Park North · Sutton · Sutton and Cheam constituency · 51.37962, -0.24213

KT4 8BB— Worcester Park North, Sutton

Location and area intelligence for KT4 8BB, Worcester Park North, Sutton

Strong, well-rated schools nearby

 

Schools 100%Safety 79/100Transport 37/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Lopsided profile — strong safety but weak transport

Liveability
66
Safety
79
Schools
60
Transport
37
Environment
62
Investment
34

The bottom line

KT4 8BB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 49 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

KT4 8BB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+12.1% vs London avg
vs London crime+21.0% vs London avg

Deep-dive guides for KT4 8BB

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How KT4 8BB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Cheam Common Infants' Academy

Not yet inspected · 6 min walk

—

Secondary

Coombe Boys' School

Not yet inspected · 22 min walk

P8: +0.38A8: 53.9

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Thomas Wall Nursery School

Not inspected · 42 min walk

4 primaries · 0 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

78.5 incidents per 1,000 residents

Higher crime than 60% of London
→ Stable

+45% vs borough

Crime by type

Other44%
Violence & sexual offences20%
Anti-social behaviour16%
Vehicle crime9%
Burglary6%
Theft2%
Drug offences2%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: New Malden Fire Station · 2.2km

Crime is +21% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

KT4 district median

£505,000

Based on 146 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£7,010/m²
Price per ft²£651/ft²
Avg floor area58.7 m²

EPC breakdown

B
1%
C
20%
D
8%
E
2%
F
1%

Based on 32 properties · Confidence: high

Street mix

Semi 13%Terraced 70%Detached 1%Flat 15%Other 1%

LHA rates — Outer South London

Shared room£569/mo
1 bedroom£950/mo
2 bedrooms£1200/mo
3 bedrooms£1500/mo
4 bedrooms£1950/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£146,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,052
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+6.4%

Total change

+513%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.8%

per year

Acceleration

-16.76

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £400k–£450k · 68 sales

Property Type Mix

Total: 68 sales

Detached1.5%
Semi-detached13.2%
Terraced70.6%
Flat/maisonette14.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£68k£158k+132.5%4
Post-dot-com plateau2001–2004£148k£225k+52.5%3.2
Pre-crash peak2005–2007£188k£245k+30.6%3.3
GFC & correction2009–2011£218k£274k+25.7%1.7
Help-to-Buy recovery2013–2016£267k£409k+52.8%3
Brexit uncertainty2017–2018£412k£425k+3.2%2.5
Pandemic surge2021–2021£413k£413k+0%2
Rate-rise correction2022–2023£430k£460k+7%1
Current market2024–2024£415k£415k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.4% alpha

Terraced+0.4% α
Local
8.7%
District
8.3%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing5
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Worcester Park→ Waterloo· 4 tph
29 min

Nearby stations

Worcester ParkNational Rail
3 min walk
Morden Underground StationNorthern
52 min walk
Morden Road Tram StopTram
59 min walk
Merton Park Tram StopTram
59 min walk
Dundonald Road Tram StopTram
61 min walk
No bus stops within 400m

27

Walkability score

15

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge57 min ↑
Victoria55 min ↑
Waterloo ★49 min
Canary Wharf67 min ↑
City58 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park134m
Santander docks (800m)0
Nearest cycle dock5.9 km

Nearby car parks

🅿️
Worcester Park Station Car Park· yes
321m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G92%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 22.0 µg/m³ · PM2.5: 13.0 µg/m³
Better than 87% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 14.4 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 16%
Below average green space

Nearest SSSI: Stones Road Pond SSSI — 4.6 km

Energy

Solar: 852 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 1

Landslide susceptibility: Low

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,530 hrs/yr

Sunshine

595 mm/yr

Rainfall

22.9°C

Summer avg

3.0°C

Winter avg

Solar yield852.1 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

MANOR DRIVE MEDICAL CENTRE

3 THE MANOR DRIVE, KT4 7LG

6 min walk

85%

Recommend GP

85%

Overall GP experience

1

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt Anthony's · 1.5 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 4.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

36

Parks (1km)

22

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

Nearest supermarketEcklee · 1.7 km
3 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
443 licensed premises in borough167 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

121m

Post office

Nearby shops

Jolley's Newsagents472 m
Plough Bakery887 m

Nearby cafes

Caffè Nero72 m
Costa95 m
Starbucks106 m
Sunshine Cafe119 m

Nearby restaurants

Checkers62 m
KFC85 m
Greggs94 m
Domino's97 m

Nearby pubs

The Brook169 m
Rumours Bar347 m
The North End Tavern498 m

Nearby gyms

Worcester Park Athletics Club298 m

Nearby health

Dental Sense873 m
Food hygiene (5-star)59% of 65

Business

Local businesses registered here

Active businesses
0
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
0
3yr survival rate
100.0%
Right-to-buy sales (5yr)
137

High street

A

High street health

Investment

Investment grade, yield and market outlook

34

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.9%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,200London avg: £1,950/mo
Gross yield
2.9% (low)London avg: 3.8%Below average yield — bottom 66%
Gentrification score21/100
Right-to-buy sales (5yr)Owner-occupier growth signal137
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

56.6

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,575m
Crossrail 2 route5,264m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,314 nationally

1,695

Est. population

9,439/km²

65%

Employed

43%

Degree educated

£47,100

Median income

4.3%

Claimant rate

SuburbanHigh densityOwner occupiers / families

46

Community stability

Age profile

24%
19%
25%
18%
14%
Under 1824%
18–3419%
35–4925%
50–6418%
65+14%

Tenure

31%
31%
31%
Own outright31%
Own (mortgage)31%
Private rent31%
Social rent6%
Shared ownership1%

Ethnicity

51%
16%
19%
White British51%
White Other16%
Asian19%
Black3%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine17%
No car household25%
Unemployed5%
No qualifications16%

Housing tenure (Census 2021)

Private rent31%
Social rent6%

vs. London

Income vs London+12.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
14
Local approval rate
67%
Borough approval rate
59%
Opportunity area
No
CIL rate (residential)
£130/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
8
Largest scheme
51 homes · MALDEN GREEN FARM, MALDEN GREEN FARM, MALDEN ROAD, KT4 7NF
Pipeline pressure
NONE

Named schemes (500m)

JACK BRABHAM GARAGE, 33-45, JACK BRABHAM GARAGE, 33-45, CENTRAL ROAD, KT4 8HZ24 homes
completed
AVENUE HOUSE, AVENUE HOUSE, STATION APPROACH, KT4 7NB22 homes
completed
CAR PARK IN, CAR PARK IN, WORCESTER ROAD, SM2 616 homes
completed
A.F. TANN, 77, A.F. TANN, 77, GREEN LANE, KT415 homes
completed
KNIGHT HOUSE, 2, KNIGHT HOUSE, 2, LYNWOOD DRIVE, KT4 7AB14 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
22.4%
Election year
2026
MP
Luke Taylor (Liberal Democrat)
MP majority
3,801
Constituency
Sutton and Cheam

Councillors

Joanna ElgarfLib Dems
Israel OwoadeLib Dems

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Key facts for KT4 8BB

Full postcodeKT4 8BB
Postcode districtKT4
BoroughLondon Borough of Sutton
WardWorcester Park North
Latitude51.379623
Longitude-0.242126
Parliamentary constituencySutton and Cheam
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey