Sutton West & East Cheam · Sutton · Sutton and Cheam constituency · 51.36268, -0.20047

SM1 2TF— Sutton West & East Cheam, Sutton

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 82/100Transport 45/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
70
Safety
82
Schools
90
Transport
45
Environment
62
Investment
48

The bottom line

SM1 2TF offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 54 min to waterloo — above average for this zone.

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Location

SM1 2TF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+3.3% vs London avg
vs London crime-65.0% vs London avg

Deep-dive guides for SM1 2TF

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

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🚇 Hyper-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How SM1 2TF 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 · 2 min walk

★★

Secondary

Sutton Grammar School

Good · Inspected Jun 2022 · 10 min walk

P8: +1.16A8: 82.6

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Thomas Wall Nursery School

Not inspected · 2 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

23.0 incidents per 1,000 residents

Better than 84% of London
↑ Rising 225.0%

from a low base — still below London average

-58% vs borough

Crime by type

Violence & sexual offences31%
Other28%
Anti-social behaviour21%
Vehicle crime8%
Robbery5%
Burglary5%
Drug offences3%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Sutton Fire Station · 1.0km

Crime is 65% 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£8,182/m²
Price per ft²£760/ft²
Avg floor area99.9 m²

EPC breakdown

B
1%
C
2%
D
4%
F
1%

Based on 8 properties · Confidence: low

Street mix

Semi 9%Terraced 4%Detached 9%Flat 74%Other 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£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 CAnnual charge £1,824
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+9.3%

Total change

+1100%

Market Activity

Price Velocity & Acceleration

Current Velocity

+102.8%

per year

Acceleration

+145.56

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £175k–£200k · 22 sales

Property Type Mix

Total: 22 sales

Detached9.1%
Semi-detached9.1%
Terraced4.5%
Flat/maisonette77.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£60k£64k+6.7%1
Post-dot-com plateau2001–2004£125k£120k-3.6%1.3
Pre-crash peak2005–2007£185k£200k+8.1%1
GFC & correction2009–2012£207k£270k+30.4%1.7
Help-to-Buy recovery2016–2016£419k£419k+0%2
Brexit uncertainty2017–2019£340k£620k+82.4%1.7
Rate-rise correction2023–2023£355k£355k+0%1
Current market2025–2025£720k£720k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.1% alpha

Flat/maisonette-0.1% α
Local
5.3%
District
5.4%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

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

29

Walkability score

12

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

13

Car parks (800m)

1

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)5
Nearest car park225m
Santander docks (800m)0
Nearest cycle dock6.4 km

Nearby car parks

🅿️
Secombe Theatre
225m
🅿️
Magdalen Nursery
232m
🅿️
Times Square· yes
648m

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 AONB7% green spaceTree canopy: 43%
Below average green space

Nearest SSSI: Banstead Downs SSSI — 3.1 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

ROBIN HOOD LANE HEALTH CENTRE

ROBIN HOOD LANE, SM1 2RJ

3 min walk

66%

Recommend GP

66%

Overall GP experience

7

GPs within 1km

10

Dentists within 1km

12

Care homes (1km)

Nearest A&EEPSOM AND ST HELIER UNIVERSITY HOSPITALS NHS TRUST · 2.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%67.6%

Amenities

Shops, restaurants, parks and more

29

Parks (1km)

12

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

13

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Robin Hood (289 m)

Nearest supermarketOK OK Chinese Supermarket · 509 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)

527m

Post office

Nearby shops

Little Waitrose136 m
Shell Select139 m
Londis408 m
WHSmith525 m

Nearby cafes

Caffè Nero498 m
Tea San - Taiwanese Bubble Tea501 m
Starbucks519 m
Costa548 m

Nearby restaurants

Bar & Block445 m
Popeyes502 m
Fentons513 m
The Place527 m

Nearby pubs

Robin Hood289 m
All Bar One492 m
The Moon on the Hill508 m
Also Barbers559 m

Nearby gyms

The Saraswati Yoga Studio161 m
Sutton Churches Tennis Club553 m
PureGym573 m
Borough Sports Ground590 m

Nearby pharmacies

Boots503 m
Superdrug526 m
Kamsons527 m
Asda629 m

Nearby health

Cheam Road Dental481 m
Mulgrave Road Surgery564 m
Sutton Dialysis Unit577 m
The Old Courthouse Surgery610 m
Food hygiene (5-star)73% of 59

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

48

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 score20/100
Right-to-buy sales (5yr)Owner-occupier growth signal137
Sales last 12 months1

Rental market

Very High

Demand

Very Low

Void risk

Professional renter

Tenant profile

+4.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

50.6

Price growth score

C
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,378m
Crossrail 2 route6,533m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,023 nationally

1,694

Est. population

10,501/km²

68%

Employed

48%

Degree educated

£43,400

Median income

3.3%

Claimant rate

Urban coreHigh densityEstablished mixed

38

Community stability

Age profile

24%
24%
24%
17%
Under 1824%
18–3424%
35–4924%
50–6417%
65+12%

Tenure

21%
28%
42%
Own outright21%
Own (mortgage)28%
Private rent42%
Social rent9%
Shared ownership0%

Ethnicity

41%
19%
20%
White British41%
White Other19%
Asian20%
Black9%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine17%
No car household30%
Unemployed4%
No qualifications13%

Housing tenure (Census 2021)

Private rent42%
Social rent9%

vs. London

Income vs London+3.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
9
Planning apps (12 months)
10
Planning apps (3 years)
8
Local approval rate
60%
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)
18
Largest scheme
41 homes · 74-108 & 79-113, 74-108 & 79-113, Sydney Road, Sutton, SM1 2QJ
Pipeline pressure
NONE

Named schemes (500m)

FORMER THOMAS WALL NURSERY SCHOOL, FORMER THOMAS WALL NURSERY SCHOOL, WEST STREET, SM1 1SH27 homes
completed
70, 70, Cheam Road, Sutton, SM1 2SU19 homes
completed
STATION ROAD YARD, STATION ROAD YARD, STATION ROAD, SM216 homes
completed
29-31, 29-31, Sherwood Park Road, SUTTON, SM1 2SQ13 homes
completed
Norman House 70 Cheam Road Sutton SM1 2SU, SM1 2SU13 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 2TF

Full postcodeSM1 2TF
Postcode districtSM1
BoroughLondon Borough of Sutton
WardSutton West & East Cheam
Latitude51.362678
Longitude-0.200471
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