Worcester Park North · Sutton · Sutton and Cheam constituency · 51.38545, -0.23784

KT4 8BG— Worcester Park North, Sutton

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

The family fortress

 

Schools 100%Safety 86/100Transport 27/100Low yield 2.85%

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
58
Safety
86
Schools
90
Transport
27
Environment
70
Investment
38

The bottom line

KT4 8BG 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: 57 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

KT4 8BG

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-47.0% vs London avg

Deep-dive guides for KT4 8BG

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How KT4 8BG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Green Lane Primary and Nursery School

Good · Inspected Jan 2023 · 3 min walk

KS2: 108.0

—

Secondary

Coombe Boys' School

Not yet inspected · 16 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 · 44 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

34.3 incidents per 1,000 residents

Better than 76% of London
→ Stable

-37% vs borough

Crime by type

Other30%
Violence & sexual offences28%
Anti-social behaviour22%
Vehicle crime9%
Drug offences5%
Burglary5%
Theft2%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: New Malden Fire Station · 1.6km

Crime is 47% below London average

Property

Prices, sales volume and market trends

Avg floor area135.5 m²

EPC breakdown

B
1%
C
5%

Based on 6 properties · Confidence: low

Street mix

Terraced 100%

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

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£338,750
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsTimber frame, as built, insulated (assumed)
RoofPitched, 250 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,052
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2004–2023 · CAGR

+3.1%

Total change

+80%

Market Activity

Price Velocity & Acceleration

Current Velocity

+15.0%

per year

Acceleration

+10.08

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £350k–£400k · 18 sales

Property Type Mix

Total: 18 sales

Terraced100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£410k£410k+0%3
Pre-crash peak2005–2006£374k£375k+0.4%2.5
GFC & correction2008–2012£470k£436k-7.2%1.7
Help-to-Buy recovery2015–2016£618k£640k+3.6%1
Brexit uncertainty2018–2018£610k£610k+0%1
Pandemic surge2021–2021£640k£640k+0%1
Rate-rise correction2023–2023£736k£736k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-2.7% alpha

Terraced-2.7% α
Local
0.8%
District
3.5%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Worcester Park→ Waterloo· 4 tph
29 min

Nearby stations

Worcester ParkNational Rail
9 min walk
Morden Underground StationNorthern
44 min walk
Merton Park Tram StopTram
50 min walk
Morden Road Tram StopTram
51 min walk
Dundonald Road Tram StopTram
52 min walk
No bus stops within 400m

11

Walkability score

31

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge65 min ↑
Victoria62 min ↑
Waterloo ★57 min
Canary Wharf75 min ↑
City66 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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park120m
Santander docks (800m)0
Nearest cycle dock5.4 km

Nearby car parks

🅿️
Worcester Park Station Car Park· yes
644m

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: 13.7 km away✗ Not Green Belt✗ Not AONB35% green spaceTree canopy: 16%
More green space than 90% of London

Nearest SSSI: Wimbledon Common SSSI — 5.3 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

11 min walk

85%

Recommend GP

85%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt Anthony's · 1.3 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 4.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

51

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

10

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Brook (754 m)

No restaurants within 800m — nearest: Pavilion Fish & Chips Worcester Park (723 m)

Nearest supermarketEcklee · 1.1 km
8 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

741m

Post office

Nearby shops

JPS Food & Wine951 m
Jolley's Newsagents962 m
Millennium Stores983 m
Aziz Halal Meat1.1 km

Nearby cafes

Starbucks749 m
Caffè Nero760 m
Surrey King Cafe770 m
Costa794 m

Nearby restaurants

Pavilion Fish & Chips Worcester Park723 m
Chicken Express741 m
Nefis Kebab769 m
Checkers775 m

Nearby pubs

The Brook754 m
Rumours Bar932 m
The North End Tavern1.0 km
The Earl Beatty1.0 km

Nearby gyms

Worcester Park Athletics Club540 m
Paddling Pool747 m
Fulham FC Training Ground971 m

Nearby pharmacies

Griffiths Pharmacy1.0 km
Food hygiene (5-star)80% of 5

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
137

High street

E

High street health

Registered businesses

SV & M CONTRACTORS LIMITED

Investment

Investment grade, yield and market outlook

38

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 low.

Avg monthly rent
£1,200London avg: £1,950/mo
Gross yield
2.9% (low)London avg: 3.8%Below average yield — bottom 66%
Gentrification score16/100
Right-to-buy sales (5yr)Owner-occupier growth signal137

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.3%

Rent growth (1yr)

Market liquidity

Future outlook

26.6

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,154m
Crossrail 2 route4,552m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,087 nationally

1,864

Est. population

8,663/km²

67%

Employed

46%

Degree educated

£47,100

Median income

3.9%

Claimant rate

SuburbanHigh densityOwner occupiers / families

54

Community stability

Age profile

26%
17%
29%
17%
Under 1826%
18–3417%
35–4929%
50–6417%
65+11%

Tenure

25%
44%
18%
Own outright25%
Own (mortgage)44%
Private rent18%
Social rent12%
Shared ownership1%

Ethnicity

60%
13%
14%
White British60%
White Other13%
Asian14%
Black3%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine15%
No car household18%
Unemployed3%
No qualifications13%

Housing tenure (Census 2021)

Private rent18%
Social rent12%

vs. London

Income vs London+12.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
8
Local approval rate
80%
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)
24
Largest scheme
184 homes · Phase 4B & 5C The Hamptons, Phase 4B & 5C The Hamptons, Green Lane, Worcester Park, KT4 8BP
Pipeline pressure
NONE

Named schemes (500m)

The Hamptons - Phase 1 (Sewage Wks & Comp. Centre 104), The Hamptons - Phase 1 (Sewage Wks & Comp. Centre 104), GREEN LANE, KT4 8AP168 homes
completed
The Hamptons - Phase 2, The Hamptons - Phase 2, Green Lane, Worcester Park, KT4 8AS112 homes
completed
The Hamptons - Phase 2A (Former Sewage Wrks), The Hamptons - Phase 2A (Former Sewage Wrks), Green Lane, Worcester Park, KT4 8AS38 homes
completed
244 & part R/O 246, 244 & part R/O 246, Longfellow Road, Worcester Park, KT4 8AT5 homes
completed
Land at rear of, 2-32, Land at rear of, 2-32, Caverleigh Way, KT4 8DG4 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 8BG

Full postcodeKT4 8BG
Postcode districtKT4
BoroughLondon Borough of Sutton
WardWorcester Park North
Latitude51.385448
Longitude-0.237835
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
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