Sutton West & East Cheam · Sutton · Sutton and Cheam constituency · 51.36111, -0.20748

SM1 2EF— Sutton West & East Cheam, Sutton

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

The practical family move

 

Schools 100%Safety 82/100Transport 35/100Low yield 3.36%

Best for: Families, Owner-occupiers

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

Liveability
63
Safety
82
Schools
90
Transport
35
Environment
65
Investment
45

The bottom line

SM1 2EF 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: 54 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

SM1 2EF

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 2EF

🛡️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 2EF 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 · 7 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 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Thomas Wall Nursery School

Not inspected · 7 min walk

4 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

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Sutton Fire Station · 900m

Crime is 62% below London average

Property

Prices, sales volume and market trends

Avg floor area94.7 m²

EPC breakdown

D
15%
E
9%
F
2%

Based on 26 properties · Confidence: medium

Street mix

Semi 32%Detached 35%Flat 30%Other 3%

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£236,750
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 EAnnual charge £2,508
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2021 · CAGR

+10.2%

Total change

+1159%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.7%

per year

Acceleration

-7.51

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £450k–£500k · 61 sales

Property Type Mix

Total: 61 sales

Detached36.1%
Semi-detached32.8%
Flat/maisonette31.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£57k£112k+96.5%2.5
Post-dot-com plateau2001–2004£214k£248k+15.7%2.2
Pre-crash peak2005–2007£345k£327k-5.2%3
GFC & correction2010–2012£445k£464k+4.2%3
Help-to-Buy recovery2013–2016£519k£628k+20.8%2.8
Brexit uncertainty2017–2019£508k£690k+36%1.5
Pandemic surge2020–2021£730k£718k-1.7%2.5

Price Trajectory by Type

DetachedSemi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Detached

+0.3% alpha

Weakest performer

Flat/maisonette

-2.7% alpha

Detached+0.3% α
Local
8.1%
District
7.8%
Semi-detached-2.1% α
Local
3.8%
District
5.9%
Flat/maisonette-2.7% α
Local
12.1%
District
14.8%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
West Sutton

Nearby stations

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

12

Walkability score

4

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge63 min ↑
Victoria56 min ↑
Waterloo ★54 min
Canary Wharf73 min ↑
City64 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)

0

EV chargers (800m)

Nearest car park140m
Santander docks (800m)0
Nearest cycle dock6.6 km

Nearby car parks

🅿️
Magdalen Nursery
693m
🅿️
Secombe Theatre
705m

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
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 15.1 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 19%
Above average green space

Nearest SSSI: Banstead Downs SSSI — 2.9 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

6

Care homes (1km)

Nearest hospitalRoyal Marsden Hospital · 2.2 km
Nearest A&EEPSOM AND ST HELIER UNIVERSITY HOSPITALS NHS TRUST · 2.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%67.6%

Amenities

Shops, restaurants, parks and more

19

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

13

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Ye Olde Red Lion (605 m)

Nearest supermarketLittle Waitrose · 672 m
7 tennis courts3 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

0

Libraries (1km)

1

Cinemas (2km)

768m

Post office

Nearby shops

Londis154 m
Shell Select503 m
Little Waitrose512 m
Day's Stores571 m

Nearby cafes

Costa660 m
Cheam Cottage693 m
La Petite Boulangerie699 m
Piggies703 m

Nearby restaurants

Chow's Express591 m
Starfish Bar596 m
Cheam Charcoal Grill615 m
Village Charcoal Grill619 m

Nearby pubs

Ye Olde Red Lion605 m
The Harrow694 m
Claret's Wine Bar700 m
The Prince of Wales707 m

Nearby gyms

Sutton Churches Tennis Club427 m
The Saraswati Yoga Studio548 m
The Chatsworth Studio696 m
Borough Sports Ground742 m

Nearby pharmacies

Frith's Chemist719 m
Mulgrave Road Pharmacy882 m

Nearby health

Cheam Road Dental199 m
Food hygiene (5-star)73% of 15

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
137

High street

E

High street health

Registered businesses

B&T MANAGEMENT LIMITED
BOX & CO CONSULTANCY LIMITED
C. MIELL BUILDING & MAINTENANCE LTD
LITTLE LOTUS HAVEN LIMITED
MIELL ELECTRICAL (LONDON) LTD

+2 more

Investment

Investment grade, yield and market outlook

45

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
3.4% (average)London avg: 3.8%Below average yield — bottom 53%
Gentrification score19/100
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

42.7

Price growth score

D
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,895m
Crossrail 2 route6,695m

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
Planning apps (12 months)
7
Planning apps (3 years)
12
Local approval rate
57%
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)
16
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
LEECYL WORKS AND PART OF GARDEN AT, 65, LEECYL WORKS AND PART OF GARDEN AT, 65, FREDERICK ROAD, SM111 homes
completed
26-28, 26-28, Tate Road, Cheam, SM1 2TD8 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 2EF

Full postcodeSM1 2EF
Postcode districtSM1
BoroughLondon Borough of Sutton
WardSutton West & East Cheam
Latitude51.361112
Longitude-0.207484
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