Worcester Park North · Sutton · Sutton and Cheam constituency · 51.38250, -0.22698

KT4 8PL— Worcester Park North, Sutton

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

The family fortress

 

Schools 100%Safety 84/100Transport 15/100Low yield 3.07%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
56
Safety
84
Schools
60
Transport
15
Environment
66
Investment
46

The bottom line

KT4 8PL offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £468,320 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 55 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

KT4 8PL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-9.9% vs London avg
vs London income+7.6% vs London avg
vs London crime-33.0% vs London avg

Deep-dive guides for KT4 8PL

🛡️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🌳 Good Parks📈 Up & Coming🔒 Very Safe

“The family fortress”

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How KT4 8PL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Dorchester Primary School

Not yet inspected · 5 min walk

KS2: 106.3

—

Secondary

Cheam High School

Not yet inspected · Inspected May 2025 · 24 min walk

P8: +0.06A8: 52.1

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Thomas Wall Nursery School

Not inspected · 34 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

43.9 incidents per 1,000 residents

Better than 68% of London
→ Stable

-19% vs borough

Crime by type

Other27%
Anti-social behaviour24%
Violence & sexual offences24%
Vehicle crime11%
Drug offences7%
Theft3%
Burglary3%
Robbery0%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Sutton Fire Station · 1.9km

Crime is 33% below London average

Property

2 Jul

Prices, sales volume and market trends

£468,320

Median sale price

10% below London median

£468,320 is 10% below the London median (£520,000)

+1.6%

This year

Terraced

Dominant type

Price history

5-year change
+24.1%
Sales (24 months)13
New build0.0%
Avg detached£525,000
Avg semi-detached£527,750
Avg terraced£443,500
Price per m²£6,154/m²
Price per ft²£572/ft²
Avg floor area78.3 m²

EPC breakdown

B
1%
C
13%
D
28%
E
12%
F
1%

Based on 55 properties · Confidence: high

Street mix

Semi 15%Terraced 75%Detached 6%Flat 5%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

Stamp duty

Standard buyer£10,916
First-time buyerFTB
£2,166
Additional propertyBTL/2nd
£24,966

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

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

Bank of England (monthly average)

Affordability

10.4×

Price-to-income

£2,343/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Stable

Market momentum

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£195,750
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
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

1995–2026 · CAGR

+6.6%

Total change

+615%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.0%

per year

Acceleration

-28.37

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £300k–£350k · 141 sales

Property Type Mix

Total: 141 sales

Detached5.7%
Semi-detached14.9%
Terraced75.9%
Flat/maisonette3.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£65k£139k+113.8%5.7
Post-dot-com plateau2001–2004£130k£229k+75.4%6.5
Pre-crash peak2005–2007£200k£240k+20%4.3
GFC & correction2008–2012£215k£238k+10.5%3.6
Help-to-Buy recovery2013–2015£292k£317k+8.7%3.7
Brexit uncertainty2017–2019£358k£370k+3.5%4
Pandemic surge2020–2021£406k£378k-7%4
Rate-rise correction2022–2023£495k£580k+17.2%3
Current market2024–2026£420k£465k+10.7%4.3

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Terraced

+0.3% alpha

Weakest performer

Semi-detached

+0.1% alpha

Terraced+0.3% α
Local
7%
District
6.7%
Semi-detached+0.1% α
Local
6.7%
District
6.6%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume35
Seasonal Timing5
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Motspur Park

Nearby stations

Motspur ParkNational Rail
21 min walk
Morden Underground StationNorthern
39 min walk
Morden Road Tram StopTram
47 min walk
Merton Park Tram StopTram
49 min walk
Phipps Bridge Tram StopTram
49 min walk
No bus stops within 400m

12

Walkability score

11

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge60 min ↑
Victoria ★55 min
Waterloo58 min ↑
Canary Wharf70 min ↑
City61 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

5

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)51
Nearest car park708m
Santander docks (800m)0
Nearest cycle dock5.4 km

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 waterNONE
No assessed surface water flood risk
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: 13.6 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 19%
More green space than 77% of London

Nearest SSSI: Wimbledon Common SSSI — 5.7 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): 2

Landslide susceptibility: Medium

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

ST RAPHAEL'S HOSP (SUTTON)

LONDON ROAD, SM3 9DX

7 min walk

2

GPs within 1km

1

Dentists within 1km

Nearest hospitalSt Anthony's · 523 m
Nearest A&EEPSOM AND ST HELIER UNIVERSITY HOSPITALS NHS TRUST · 3.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%67.6%

Amenities

Shops, restaurants, parks and more

28

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Lord Nelson (649 m)

No restaurants within 800m — nearest: Bright Ocean (680 m)

Nearest supermarketAldi · 766 m
2 tennis courts3 swimming pools

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)

1.1km

Post office

Nearby shops

J.K. News1.1 km
Raksons1.1 km

Nearby cafes

Eat Well Cafe1.1 km

Nearby restaurants

Bright Ocean680 m
New Capital755 m
Pizza & Chicken 2 Go758 m
Nicky's Restaurant989 m

Nearby pubs

Lord Nelson649 m
The Morden Brook1.0 km
The Nonsuch Inn1.1 km
The Drill1.1 km

Nearby pharmacies

Hilton Pharmacy1.1 km

Nearby health

St Anthony's523 m
Food hygiene (5-star)83% of 6

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
137

High street

E

High street health

Registered businesses

JOE'S HEATING AND PLUMBING LTD
KABANALYTICS LTD
KINGSTON DESIGN & BUILD LTD
NAM SOFTWARE SERVICES LTD
NEWMANS SALES LTD

+3 more

Investment

Investment grade, yield and market outlook

46

Investment score

Moderate

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

Avg monthly rent
£1,200London avg: £1,950/mo
Gross yield
3.1% (average)London avg: 3.8%Below average yield — bottom 61%
Gentrification score24/100
Right-to-buy sales (5yr)Owner-occupier growth signal137
Sales last 12 months6

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.3%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

50/100

Velocity score

Future outlook

60.4

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,477m
Crossrail 2 route4,550m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 20,794 nationally

1,596

Est. population

8,138/km²

65%

Employed

36%

Degree educated

£45,200

Median income

1.9%

Claimant rate

SuburbanHigh densityOwner occupiers / families

51

Community stability

Age profile

25%
20%
24%
17%
15%
Under 1825%
18–3420%
35–4924%
50–6417%
65+15%

Tenure

28%
39%
22%
Own outright28%
Own (mortgage)39%
Private rent22%
Social rent10%
Shared ownership1%

Ethnicity

63%
15%
White British63%
White Other11%
Asian15%
Black3%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine20%
No car household22%
Unemployed4%
No qualifications16%

Housing tenure (Census 2021)

Private rent22%
Social rent10%

vs. London

Income vs London+7.6%
Price vs London-9.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
14
Local approval rate
25%
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)
29
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)

PART OF SITE AT CLEVELAND PLACE, CHEAM HOSPITAL SITE, PART OF SITE AT CLEVELAND PLACE, CHEAM HOSPITAL SITE, LONDON ROAD, KT496 homes
completed
FORMER CHEAM HOSPITAL SITE, FORMER CHEAM HOSPITAL SITE, LONDON ROAD, SM370 homes
completed
LAND ADJACENT TO 239, LAND ADJACENT TO 239, GARTH ROAD, SM4 4NF54 homes
completed
The Hamptons Phase 5B, The Hamptons Phase 5B, Green Lane, Worcester Park, KT4 8PJ50 homes
completed
The Hamptons Phase 5a, The Hamptons Phase 5a, Green Lane, Worcester Park, KT4 8PJ46 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£468,320)

£10,916

Standard buyer

£2,166

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for KT4 8PL

Full postcodeKT4 8PL
Postcode districtKT4
BoroughLondon Borough of Sutton
WardWorcester Park North
Latitude51.382497
Longitude-0.226984
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