Sutton West & East Cheam · Sutton · Sutton and Cheam constituency · 51.35982, -0.20835

SM1 2EB— Sutton West & East Cheam, Sutton

Location and area intelligence for SM1 2EB, Sutton West & East Cheam, Sutton

The practical family move

 

Schools 100%Safety 82/100Transport 31/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
63
Safety
82
Schools
90
Transport
31
Environment
65
Investment
35

The bottom line

SM1 2EB 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 london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

SM1 2EB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+9.3% vs London avg
vs London crime-62.0% vs London avg

Deep-dive guides for SM1 2EB

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How SM1 2EB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Robin Hood Infants' School

Good · Inspected Mar 2022 · 9 min walk

—

Secondary

Cheam High School

Not yet inspected · Inspected May 2025 · 12 min walk

P8: +0.06A8: 52.1

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Thomas Wall Nursery School

Not inspected · 9 min walk

3 primaries · 1 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

24.7 incidents per 1,000 residents

Better than 83% of London
↑ Rising 540.0%

from a low base — still below London average

-55% vs borough

Crime by type

Vehicle crime28%
Violence & sexual offences22%
Burglary19%
Other16%
Anti-social behaviour9%
Theft3%
Robbery3%
Drug offences0%

Stop & search

0.8

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Sutton Fire Station · 1.0km

Crime is 62% below 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.

SM1 district median

£428,000

Based on 236 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£6,214/m²
Price per ft²£577/ft²
Avg floor area143.4 m²

EPC breakdown

C
2%
D
8%
E
1%

Based on 11 properties · Confidence: medium

Street mix

Semi 96%Detached 4%

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£358,500
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 EAnnual charge £2,508
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2024 · CAGR

+7.7%

Total change

+695%

Market Activity

Price Velocity & Acceleration

Current Velocity

+18.2%

per year

Acceleration

+31.18

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £400k–£450k · 27 sales

Property Type Mix

Total: 27 sales

Detached3.7%
Semi-detached96.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£110k£222k+102%1.2
Post-dot-com plateau2001–2004£274k£360k+31.3%1.7
Pre-crash peak2005–2007£365k£470k+28.8%2
GFC & correction2009–2011£370k£404k+9.2%1.3
Help-to-Buy recovery2015–2015£630k£630k+0%1
Pandemic surge2020–2020£728k£728k+0%2
Rate-rise correction2022–2023£850k£740k-12.9%1.5
Current market2024–2024£875k£875k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.5% alpha

Semi-detached-0.5% α
Local
5.4%
District
5.9%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
West Sutton

Nearby stations

West SuttonNational Rail
9 min walk
Morden Underground StationNorthern
60 min walk
Mitcham Tram StopTram
62 min walk
Belgrave Walk Tram StopTram
63 min walk
Mitcham Junction Tram StopTram
63 min walk
No bus stops within 400m

15

Walkability score

7

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★57 min
Victoria63 min ↑
Waterloo69 min ↑
Canary Wharf74 min ↑
City72 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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park223m
Santander docks (800m)0
Nearest cycle dock6.7 km

Nearby car parks

🅿️
Cheam· yes
712m
🅿️
Magdalen Nursery
778m
🅿️
Secombe Theatre
795m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 15.3 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 55%
Above average green space

Nearest SSSI: Banstead Downs SSSI — 2.8 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 yield852.3 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

GROVE ROAD PRACTICE

83 GROVE ROAD, SM1 2DB

6 min walk

95%

Recommend GP

95%

Overall GP experience

4

GPs within 1km

7

Dentists within 1km

7

Care homes (1km)

Nearest hospitalRoyal Marsden Hospital · 2.1 km
Nearest A&EEPSOM AND ST HELIER UNIVERSITY HOSPITALS NHS TRUST · 2.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%67.6%

Amenities

Shops, restaurants, parks and more

18

Parks (1km)

8

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

17

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Ye Olde Red Lion (521 m)

Nearest supermarketLittle Waitrose · 570 m
8 tennis courts5 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

613m

Post office

Nearby shops

Londis309 m
Shell Select590 m
Little Waitrose600 m
Michaels Greengrocers606 m

Nearby cafes

Costa539 m
Cheam Cottage582 m
Piggies587 m
La Petite Boulangerie610 m

Nearby restaurants

Cheam Charcoal Grill493 m
Village Charcoal Grill497 m
Greenwoods501 m
Samsara504 m

Nearby pubs

Ye Olde Red Lion521 m
The Harrow570 m
Claret's Wine Bar601 m
The Prince of Wales651 m

Nearby gyms

Sutton Churches Tennis Club573 m
The Chatsworth Studio583 m
The Saraswati Yoga Studio687 m
Borough Sports Ground898 m

Nearby pharmacies

Frith's Chemist607 m
Mulgrave Road Pharmacy732 m

Nearby health

Cheam Road Dental193 m
Food hygiene (5-star)79% of 19

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
137

High street

E

High street health

Registered businesses

ALPHA DEVELOPMENT CONSULTANTS LTD
SHIVAM ENGINEERS LIMITED

Investment

Investment grade, yield and market outlook

35

Investment score

Weak

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
3.4% (average)London avg: 3.8%Below average yield — bottom 53%
Gentrification score20/100
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

54.4

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,007m
Crossrail 2 route6,840m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 33,109 nationally

1,295

Est. population

7,316/km²

60%

Employed

49%

Degree educated

£45,900

Median income

2.1%

Claimant rate

Inner cityHigh densityOwner occupiers / families

65

Community stability

Age profile

25%
21%
23%
19%
Under 1825%
18–3413%
35–4921%
50–6423%
65+19%

Tenure

46%
47%
Own outright46%
Own (mortgage)47%
Private rent6%
Social rent1%
Shared ownership0%
Rent free0%

Ethnicity

62%
21%
White British62%
White Other8%
Asian21%
Black1%
Mixed6%
Other3%

Employment & lifestyle

Managerial / professional53%
Routine / semi-routine9%
No car household8%
Unemployed2%
No qualifications11%

Housing tenure (Census 2021)

Private rent6%
Social rent1%

vs. London

Income vs London+9.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Planning apps (12 months)
8
Planning apps (3 years)
12
Local approval rate
63%
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)
6
Largest scheme
120 homes · 59, 59, GANDER GREEN LANE, SM3
Pipeline pressure
NONE

Named schemes (500m)

59, 59, GANDER GREEN LANE, SM3120 homes
completed
141, part 139, r/o 135-137, 141, part 139, r/o 135-137, Cheam Road, r/o 1 Derby Road, SM1 2BN15 homes
completed
127, 127, CHEAM ROAD, Sutton, SM1 2BH12 homes
completed
150, 150, GROVE ROAD, SM1 2DF5 homes
completed
144, 144, Mulgrave Road, Sutton, SM2 6JS3 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
17.8%
Election year
2026
MP
Luke Taylor (Liberal Democrat)
MP majority
3,801
Constituency
Sutton and Cheam

Councillors

Louise PhelanLib Dems
Christopher WoolmerLib Dems
Qasim EsakLib Dems

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Key facts for SM1 2EB

Full postcodeSM1 2EB
Postcode districtSM1
BoroughLondon Borough of Sutton
WardSutton West & East Cheam
Latitude51.359822
Longitude-0.208354
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