Sutton West & East Cheam · Sutton · Sutton and Cheam constituency · 51.36112, -0.20599

SM1 2EG— Sutton West & East Cheam, Sutton

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

Strong, well-rated schools nearby

 

Schools 100%Safety 78/100Transport 31/100Low yield 2.40%

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
60
Safety
78
Schools
90
Transport
31
Environment
65
Investment
38

The bottom line

SM1 2EG offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £600,000 median — 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 2EG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+15.4% vs London avg
vs London income-0.2% vs London avg
vs London crime-29.0% vs London avg

Deep-dive guides for SM1 2EG

🛡️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📈 Up & Coming🔒 Very Safe

“Strong, well-rated schools nearby”

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How SM1 2EG 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 · 6 min walk

—

Secondary

Cheam High School

Not yet inspected · Inspected May 2025 · 13 min walk

P8: +0.06A8: 52.1

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Thomas Wall Nursery School

Not inspected · 6 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

46.1 incidents per 1,000 residents

Better than 66% of London
↑ Rising 744.4%

from a low base — still below London average

-15% vs borough

Crime by type

Violence & sexual offences32%
Other20%
Anti-social behaviour16%
Vehicle crime16%
Burglary9%
Robbery5%
Drug offences3%
Theft0%

Road safety

99

Road safety score

1

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Sutton Fire Station · 933m

Crime is 29% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£600,000

Median sale price

Above London median by 15%

£600,000 is 15% above the London median (£520,000)

+4.2%

This year

Semi-detached

Dominant type

Price history

5-year change
+86.6%
Sales (24 months)6
New build0.0%
Avg semi-detached£600,000
Price per m²£6,129/m²
Price per ft²£569/ft²
Avg floor area99.9 m²

EPC breakdown

C
4%
D
9%
E
3%
F
2%

Based on 18 properties · Confidence: medium

Street mix

Semi 79%Detached 21%

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£17,500
First-time buyerFTB
£8,750
Additional propertyBTL/2nd
£35,500

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

14.3×

Price-to-income

£3,001/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£249,750
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

1996–2025 · CAGR

+7%

Total change

+619%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.0%

per year

Acceleration

-46.34

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £500k–£600k · 34 sales

Property Type Mix

Total: 34 sales

Detached20.6%
Semi-detached79.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£84k£235k+181.4%1.8
Post-dot-com plateau2001–2004£290k£360k+24.1%1.5
Pre-crash peak2005–2007£210k£335k+59.5%1
GFC & correction2009–2012£297k£270k-9.2%2.5
Help-to-Buy recovery2015–2016£623k£452k-27.4%1.5
Brexit uncertainty2017–2018£420k£410k-2.4%1.5
Current market2024–2025£600k£600k+0%3

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.6% alpha

Semi-detached+0.6% α
Local
7.2%
District
6.6%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

57out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume53
Seasonal Timing24
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
West Sutton

Nearby stations

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

11

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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park48m
Santander docks (800m)0
Nearest cycle dock6.6 km

Nearby car parks

🅿️
Magdalen Nursery
589m
🅿️
Secombe Theatre
602m

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: 22%
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

5 min walk

95%

Recommend GP

95%

Overall GP experience

5

GPs within 1km

7

Dentists within 1km

8

Care homes (1km)

Nearest hospitalRoyal Marsden Hospital · 2.1 km
Nearest A&EEPSOM AND ST HELIER UNIVERSITY HOSPITALS NHS TRUST · 2.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%67.6%

Amenities

Shops, restaurants, parks and more

21

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

12

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Ye Olde Red Lion (705 m)

Nearest supermarketLittle Waitrose · 769 m
7 tennis courts2 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)

823m

Post office

Nearby shops

Londis131 m
Shell Select399 m
Little Waitrose408 m
Day's Stores558 m

Nearby cafes

Costa750 m
Cheam Cottage787 m
Piggies795 m
Jaconelli's Espresso Bar840 m

Nearby restaurants

Chow's Express578 m
Starfish Bar584 m
Cheam Charcoal Grill704 m
Village Charcoal Grill709 m

Nearby pubs

Ye Olde Red Lion705 m
Robin Hood711 m
The Harrow783 m
The Gander1.2 km

Nearby gyms

Sutton Churches Tennis Club440 m
The Saraswati Yoga Studio468 m
Borough Sports Ground716 m
The Chatsworth Studio789 m

Nearby health

Cheam Road Dental152 m
Mulgrave Road Surgery743 m
Food hygiene (5-star)76% of 21

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

ONE STOP PARTY DISTRIBUTION LIMITED
UK APLAN CORPORATION LTD
WILLOW CARE 4 U LTD

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 (2.4%) 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
2.4% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score17/100
Right-to-buy sales (5yr)Owner-occupier growth signal137
Sales last 12 months3

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

25/100

Velocity score

Future outlook

47.5

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,799m
Crossrail 2 route6,695m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 26,479 nationally

1,650

Est. population

8,695/km²

71%

Employed

44%

Degree educated

£41,900

Median income

2.7%

Claimant rate

SuburbanHigh densityOwner occupiers / families

45

Community stability

Age profile

25%
18%
26%
20%
Under 1825%
18–3418%
35–4926%
50–6420%
65+12%

Tenure

26%
37%
35%
Own outright26%
Own (mortgage)37%
Private rent35%
Social rent3%
Shared ownership1%

Ethnicity

53%
17%
16%
White British53%
White Other17%
Asian16%
Black6%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional43%
Routine / semi-routine16%
No car household20%
Unemployed3%
No qualifications9%

Housing tenure (Census 2021)

Private rent35%
Social rent3%

vs. London

Income vs London-0.2%
Price vs London+15.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
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)
19
Largest scheme
120 homes · 59, 59, GANDER GREEN LANE, SM3
Pipeline pressure
NONE

Named schemes (500m)

59, 59, GANDER GREEN LANE, SM3120 homes
completed
70, 70, Cheam Road, Sutton, SM1 2SU19 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
Norman House 70 Cheam Road Sutton SM1 2SU, SM1 2SU13 homes
completed
91-93, 91-93, Cheam Road, Sutton, SM1 2BE12 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£600,000)

£17,500

Standard buyer

£8,750

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 SM1 2EG

Full postcodeSM1 2EG
Postcode districtSM1
BoroughLondon Borough of Sutton
WardSutton West & East Cheam
Latitude51.361117
Longitude-0.205990
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