Sutton South · Sutton · Sutton and Cheam constituency · 51.35849, -0.18433

SM2 5EE— Sutton South, Sutton

Location and area intelligence for SM2 5EE, Sutton South, Sutton

Strong, well-rated schools nearby

 

Schools 100%Safety 78/100Transport 30/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

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

Liveability
63
Safety
78
Schools
90
Transport
30
Environment
61
Investment
56

The bottom line

SM2 5EE offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families 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

SM2 5EE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-6.7% vs London avg
vs London crime-33.0% vs London avg

Deep-dive guides for SM2 5EE

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How SM2 5EE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Manor Park Primary Academy

Not yet inspected · Inspected Jun 2025 · 8 min walk

KS2: 109.8

★★

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 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Thomas Wall Nursery School

Not inspected · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

43.7 incidents per 1,000 residents

Better than 68% of London
↑ Rising 473.3%

from a low base — still below London average

-19% vs borough

Crime by type

Violence & sexual offences41%
Anti-social behaviour23%
Other21%
Vehicle crime7%
Burglary5%
Theft2%
Drug offences1%
Robbery0%

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 · 2.2km

Crime is 33% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

SM2 district median

£276,250

Based on 211 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£3,466/m²
Price per ft²£322/ft²
Avg floor area54.6 m²

EPC breakdown

B
2%
C
8%
D
6%
E
9%
F
1%

Based on 26 properties · Confidence: medium

Street mix

Detached 1%Flat 96%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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£136,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

1996–2025 · CAGR

+0.8%

Total change

+25%

Market Activity

Price Velocity & Acceleration

Current Velocity

-29.9%

per year

Acceleration

-50.41

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £200k–£250k · 64 sales

Property Type Mix

Total: 64 sales

Detached1.6%
Flat/maisonette98.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£160k£80k-49.7%4
Post-dot-com plateau2001–2004£110k£136k+23.2%2
Pre-crash peak2005–2007£138k£160k+16.1%2.7
GFC & correction2008–2012£198k£149k-24.7%2.4
Help-to-Buy recovery2013–2016£155k£320k+106.5%2.3
Brexit uncertainty2017–2019£225k£218k-3.3%1.3
Pandemic surge2020–2021£350k£307k-12.4%1.5
Rate-rise correction2022–2022£237k£237k+0%1
Current market2024–2025£286k£200k-29.9%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.1% alpha

Flat/maisonette-2.1% α
Local
3.9%
District
6%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Sutton (London)→ Victoria· 11 tph
31 min

Nearby stations

Sutton (London)National Rail
6 min walk
Mitcham Junction Tram StopTram
53 min walk
Mitcham Tram StopTram
55 min walk
Beddington Lane Tram StopTram
56 min walk
Belgrave Walk Tram StopTram
60 min walk
No bus stops within 400m

27

Walkability score

21

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★57 min
Victoria64 min ↑
Waterloo70 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

7

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)5
Nearest car park313m
Santander docks (800m)0
Nearest cycle dock6.7 km

Nearby car parks

🅿️
Station Car Park
313m

Connectivity

Broadband and mobile coverage

100%

Full fibre

28%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed212 Mbps
Median download218 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: 10.0 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 AONB4% green spaceTree canopy: 10%
Less green space than 80% of London

Nearest SSSI: Banstead Downs SSSI — 2.9 km

Energy

Solar: 850 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 yield849.7 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

CRANSTOUN SUTTON

CRANSTOUN INSPIRE, ORION HOUSE, 19 CEDAR ROAD, SM2 5DA

4 min walk

6

GPs within 1km

4

Dentists within 1km

9

Care homes (1km)

Nearest hospitalRoyal Marsden Hospital · 1.7 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

27

Parks (1km)

8

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

12

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Nightingale (479 m)

Nearest supermarketFone And Vape · 583 m
9 tennis courts2 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)

816m

Post office

Nearby shops

Tesco Express490 m
Carshalton News496 m
M&S Simply Food502 m
Londis515 m

Nearby cafes

Pumpkin458 m
Delight473 m
Caffe Melo487 m
Coughlan's Bakery521 m

Nearby restaurants

Frankie's Cafe454 m
Sofra Grill and Restaurant454 m
Spaghetti Tree469 m
Il Toscano471 m

Nearby pubs

The Nightingale479 m
The Old Bank512 m
Slug & Lettuce609 m
O'Neills617 m

Nearby gyms

Sutton Highfields Tennis & Pétanque Club332 m
Anytime Fitness453 m
Sutton Tennis & Squash Club660 m
PureGym776 m

Nearby pharmacies

Coopers572 m
Kamsons703 m
Boots826 m
Sutton Pharmacy846 m

Nearby health

Sutton Dialysis Unit657 m
Mulgrave Dental Centre708 m
TDIC Denture & Implant Clinic762 m
Sensational Smiles765 m
Food hygiene (5-star)82% of 38

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
137

High street

E

High street health

Registered businesses

ENSO INSIGHT LIMITED
GO IO LTD
KISL LIMITED
MUHANDES LIMITED

Investment

Investment grade, yield and market outlook

56

Investment score

Good

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
5.2% (good)London avg: 3.8%Strong yield — top 18% of London
Gentrification score19/100
Right-to-buy sales (5yr)Owner-occupier growth signal137
Sales last 12 months1

Rental market

High

Demand

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

54.7

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,556m
Crossrail 2 route7,152m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,082 nationally

1,966

Est. population

13,585/km²

64%

Employed

50%

Degree educated

£39,200

Median income

3.6%

Claimant rate

SuburbanHigh densityEstablished mixed

33

Community stability

Age profile

22%
23%
25%
16%
14%
Under 1822%
18–3423%
35–4925%
50–6416%
65+14%

Tenure

19%
25%
50%
Own outright19%
Own (mortgage)25%
Private rent50%
Social rent7%

Ethnicity

49%
18%
18%
White British49%
White Other18%
Asian18%
Black6%
Mixed5%
Other5%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine16%
No car household31%
Unemployed4%
No qualifications14%

Housing tenure (Census 2021)

Private rent50%
Social rent7%

vs. London

Income vs London-6.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
11
Local approval rate
29%
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
330 homes · Land at South Point, Land at South Point, SUTTON COURT ROAD, Sutton, SM1 4TY
Pipeline pressure
NONE

Named schemes (500m)

UCB House, UCB House, Sutton Court Road, SM1 4SY67 homes
completed
40-44, 40-44, CEDAR ROAD, SM2 5DJ30 homes
completed
Group House, 50, Group House, 50, Sutton Court Road, SM1 4SL29 homes
completed
FORMER BRITISH RAIL LAND FRONTING, FORMER BRITISH RAIL LAND FRONTING, ALBERT ROAD, SM1 4RX28 homes
completed
3-7, 3-7, DEVONSHIRE ROAD, SM2 5HQ27 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
17.5%
Election year
2026
MP
Luke Taylor (Liberal Democrat)
MP majority
3,801
Constituency
Sutton and Cheam

Councillors

Richard CliftonLib Dems
Trish FiveyLib Dems
Asif HiraniLib Dems

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Key facts for SM2 5EE

Full postcodeSM2 5EE
Postcode districtSM2
BoroughLondon Borough of Sutton
WardSutton South
Latitude51.358490
Longitude-0.184333
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