Sutton West & East Cheam · Sutton · Sutton and Cheam constituency · 51.36393, -0.20664

SM1 2EP— Sutton West & East Cheam, Sutton

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

The family fortress

 

Schools 100%Safety 77/100Transport 35/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
63
Safety
77
Schools
90
Transport
35
Environment
69
Investment
35

The bottom line

SM1 2EP 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 2EP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-0.2% vs London avg
vs London crime-23.0% vs London avg

Deep-dive guides for SM1 2EP

🛡️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🔒 Very Safe

“The family fortress”

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How SM1 2EP 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 · 5 min walk

—

Secondary

Cheam High School

Not yet inspected · Inspected May 2025 · 10 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 · 5 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

50.1 incidents per 1,000 residents

Better than 62% of London
↑ Rising 484.6%

from a low base — still below London average

-8% vs borough

Crime by type

Other29%
Anti-social behaviour28%
Vehicle crime21%
Violence & sexual offences17%
Drug offences3%
Theft1%
Burglary1%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Sutton Fire Station · 629m

Crime is 23% 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£7,664/m²
Price per ft²£712/ft²
Avg floor area94.9 m²

EPC breakdown

C
3%
D
6%
E
2%

Based on 11 properties · Confidence: medium

Street mix

Semi 46%Terraced 9%Detached 36%Flat 9%

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£237,250
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

1998–2025 · CAGR

+5.5%

Total change

+326%

Market Activity

Price Velocity & Acceleration

Current Velocity

+132.4%

per year

Acceleration

+185.80

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £250k–£300k · 22 sales

Property Type Mix

Total: 22 sales

Detached36.4%
Semi-detached45.5%
Terraced9.1%
Flat/maisonette9.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1999£170k£150k-12.1%2
Post-dot-com plateau2001–2004£208k£250k+20.5%1.8
GFC & correction2009–2012£275k£302k+9.7%3
Brexit uncertainty2017–2019£450k£670k+48.9%1
Pandemic surge2020–2020£312k£312k+0%1
Current market2025–2025£725k£725k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-1.6% alpha

Semi-detached-1.6% α
Local
5.2%
District
6.8%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing15
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

West SuttonNational Rail
3 min walk
Morden Underground StationNorthern
54 min walk
Mitcham Tram StopTram
56 min walk
Belgrave Walk Tram StopTram
57 min walk
Mitcham Junction Tram StopTram
58 min walk
No bus stops within 400m

16

Walkability score

6

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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park349m
Santander docks (800m)0
Nearest cycle dock6.4 km

Nearby car parks

🅿️
Secombe Theatre
676m
🅿️
Magdalen Nursery
681m

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: 14.8 km away✗ Not Green Belt✗ Not AONB32% green spaceTree canopy: 28%
More green space than 87% of London

Nearest SSSI: Banstead Downs SSSI — 3.2 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 yield852.3 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

CHEAM FAMILY PRACTICE S/CARE SERVICE

263 GANDER GREEN LANE, SM1 2HD

9 min walk

6

GPs within 1km

6

Dentists within 1km

4

Care homes (1km)

Nearest hospitalSt Anthony's · 2.0 km
Nearest A&EEPSOM AND ST HELIER UNIVERSITY HOSPITALS NHS TRUST · 2.4 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)

11

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Robin Hood (685 m)

Nearest supermarketLittle Waitrose · 891 m
7 tennis courts1 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)

1.1km

Post office

Nearby shops

Londis185 m
Day's Stores253 m
Shell Select523 m
Little Waitrose528 m

Nearby cafes

Savoy Cafe842 m
Costa908 m

Nearby restaurants

Chow's Express272 m
Starfish Bar277 m
peaceful garden637 m
Surrey Chicken812 m

Nearby pubs

Robin Hood685 m
Ye Olde Red Lion801 m
The Gander859 m

Nearby gyms

Sutton Churches Tennis Club129 m
The Saraswati Yoga Studio381 m
Borough Sports Ground428 m

Nearby health

Cheam Road Dental469 m
Food hygiene (5-star)78% of 18

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
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

AXIAL TECHNOLOGY LTD
PN PATEL & CO 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 score18/100
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

51.3

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,722m
Crossrail 2 route6,381m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 27,475 nationally

1,518

Est. population

5,119/km²

67%

Employed

41%

Degree educated

£41,900

Median income

2.4%

Claimant rate

SuburbanMedium densityOwner occupiers / families

56

Community stability

Age profile

26%
18%
25%
18%
14%
Under 1826%
18–3418%
35–4925%
50–6418%
65+14%

Tenure

30%
49%
20%
Own outright30%
Own (mortgage)49%
Private rent20%
Social rent1%
Shared ownership0%

Ethnicity

61%
16%
White British61%
White Other12%
Asian16%
Black3%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine16%
No car household14%
Unemployed3%
No qualifications13%

Housing tenure (Census 2021)

Private rent20%
Social rent1%

vs. London

Income vs London-0.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
8
Planning apps (3 years)
9
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)
13
Largest scheme
120 homes · 59, 59, GANDER GREEN LANE, SM3
Pipeline pressure
NONE

Named schemes (500m)

59, 59, GANDER GREEN LANE, SM3120 homes
completed
LAND AT 'OTTAWA', 23, LAND AT 'OTTAWA', 23, ELMBROOK ROAD, JEFFS ROAD (13), SM1 2JF39 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 2EP

Full postcodeSM1 2EP
Postcode districtSM1
BoroughLondon Borough of Sutton
WardSutton West & East Cheam
Latitude51.363932
Longitude-0.206642
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