Sutton South · Sutton · Sutton and Cheam constituency · 51.35475, -0.18646

SM2 5EJ— Sutton South, Sutton

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

Under-the-radar value

 

Schools 100%Safety 76/100Transport 28/100Yield 5.50%

Best for: Families

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Car-dependent area — limited public transport

Liveability
61
Safety
76
Schools
60
Transport
28
Environment
60
Investment
59

The bottom line

SM2 5EJ offers exceptional schools (100% Good/Outstanding) and low crime at £262,000 median — 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 5EJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-49.6% vs London avg
vs London income-6.7% vs London avg
vs London crime-10.0% vs London avg

Deep-dive guides for SM2 5EJ

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

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“Under-the-radar value”

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How SM2 5EJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Devonshire Primary School

Not yet inspected · Inspected Jan 2025 · 3 min walk

KS2: 105.6

—

Secondary

Overton Grange School

Not yet inspected · Inspected Dec 2024 · 9 min walk

P8: -0.17A8: 46.9

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Thomas Wall Nursery School

Not inspected · 18 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

58.6 incidents per 1,000 residents

Better than 55% of London
↑ Rising 564.7%

+8% vs borough

Crime by type

Violence & sexual offences35%
Other31%
Anti-social behaviour16%
Burglary9%
Vehicle crime5%
Drug offences3%
Theft2%
Robbery0%

Stop & search

0.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Sutton Fire Station · 2.3km

Crime is 10% below London average

Property

2 Jul

Prices, sales volume and market trends

£262,000

Median sale price

Bottom 25% — 50% below London median

£262,000 is 50% below the London median (£520,000)

-7.4%

This year

Flat

Dominant type

Price history

5-year change
+6.9%
Sales (24 months)9
New build0.0%
Avg flat£262,000
Price per m²£4,502/m²
Price per ft²£418/ft²
Avg floor area58 m²

EPC breakdown

C
54%
D
103%
E
27%
F
6%

Based on 190 properties · Confidence: high

Street mix

Flat 100%

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£600
First-time buyerFTB
£0
Additional propertyBTL/2nd
£8,460

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

6.7×

Price-to-income

£1,311/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£145,000
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsCavity wall, filled cavity
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

+5.5%

Total change

+369%

Market Activity

Price Velocity & Acceleration

Current Velocity

-13.6%

per year

Acceleration

-25.49

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £250k–£300k · 95 sales

Property Type Mix

Total: 95 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£54k£93k+72.4%5
Post-dot-com plateau2001–2004£101k£148k+47.3%2.8
Pre-crash peak2005–2007£155k£157k+1.3%2.7
GFC & correction2008–2012£177k£173k-2%2
Help-to-Buy recovery2013–2016£168k£260k+54.8%3.2
Brexit uncertainty2017–2019£263k£259k-1.5%2.7
Pandemic surge2020–2021£265k£245k-7.5%3
Rate-rise correction2022–2023£275k£260k-5.5%3.5
Current market2024–2025£291k£252k-13.6%4.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.4% alpha

Flat/maisonette-0.4% α
Local
5.3%
District
5.7%

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

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing1
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
8 min walk
Mitcham Junction Tram StopTram
58 min walk
Mitcham Tram StopTram
61 min walk
Beddington Lane Tram StopTram
62 min walk
Belgrave Walk Tram StopTram
65 min walk
No bus stops within 400m

25

Walkability score

32

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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park403m
Santander docks (800m)0
Nearest cycle dock7.0 km

Nearby car parks

🅿️
Station Car Park
587m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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: 15.3 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 61%
Less green space than 87% of London

Nearest SSSI: Banstead Downs SSSI — 2.5 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

6 min walk

2

GPs within 1km

4

Dentists within 1km

10

Care homes (1km)

Nearest hospitalRoyal Marsden Hospital · 1.2 km
Nearest A&EEPSOM AND ST HELIER UNIVERSITY HOSPITALS NHS TRUST · 2.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%67.6%

Amenities

Shops, restaurants, parks and more

27

Parks (1km)

11

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

16

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Old Bank (662 m)

Nearest supermarketFone And Vape · 772 m
13 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)

1.1km

Post office

Nearby shops

Tesco Express511 m
M&S Simply Food652 m
Londis668 m
Dynamic Local795 m

Nearby cafes

Delight564 m
Caffe Melo618 m
Pumpkin624 m
Coughlan's Bakery645 m

Nearby restaurants

Sofra Grill and Restaurant475 m
Frankie's Cafe481 m
Domino's523 m
Noor Jahan545 m

Nearby pubs

The Old Bank662 m
Slug & Lettuce792 m
O'Neills804 m
Also Barbers854 m

Nearby gyms

Sutton Tennis & Squash Club257 m
Sutton Highfields Tennis & Pétanque Club431 m
Anytime Fitness498 m
PureGym1.0 km

Nearby pharmacies

Coopers721 m
Kamsons801 m
Boots1.1 km

Nearby health

Mulgrave Dental Centre683 m
Sutton Dialysis Unit751 m
Mulgrave Road Surgery792 m
Food hygiene (5-star)81% of 42

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
0
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

EMOGEN LTD
GBN BUILDING SERVICES LTD
GI FACADE LTD
H.D UK REAL ESTATE LTD
VLADOVAN LIMITED

Investment

Investment grade, yield and market outlook

59

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
5.5% (good)London avg: 3.8%Strong yield — top 15% of London
Gentrification score22/100
Right-to-buy sales (5yr)Owner-occupier growth signal137
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+4.3%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

64.9

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityLow-deprivation areaConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,880m
Crossrail 2 route7,530m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 25,431 nationally

1,928

Est. population

10,535/km²

66%

Employed

49%

Degree educated

£39,200

Median income

2.6%

Claimant rate

SuburbanHigh densityEstablished mixed

36

Community stability

Age profile

25%
19%
29%
15%
Under 1825%
18–3419%
35–4929%
50–6415%
65+12%

Tenure

22%
25%
44%
Own outright22%
Own (mortgage)25%
Private rent44%
Social rent10%
Shared ownership0%
Rent free0%

Ethnicity

39%
18%
26%
White British39%
White Other18%
Asian26%
Black6%
Mixed5%
Other5%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine16%
No car household33%
Unemployed4%
No qualifications12%

Housing tenure (Census 2021)

Private rent44%
Social rent10%

vs. London

Income vs London-6.7%
Price vs London-49.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
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)
7
Local approval rate
36%
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)
10
Largest scheme
330 homes · Land at South Point, Land at South Point, SUTTON COURT ROAD, Sutton, SM1 4TY
Pipeline pressure
NONE

Named schemes (500m)

11-17, 11-17, Cavendish Road, Sutton, SM2 5EY39 homes
completed
2, 4 & 6, 2, 4 & 6, CHRISTCHURCH PARK, SM236 homes
completed
4-10, 4-10, CAVENDISH ROAD, SM2 5ET35 homes
completed
3-5, 3-5, CAVENDISH ROAD, SM2 5ET34 homes
completed
40-44, 40-44, CEDAR ROAD, SM2 5DJ30 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£262,000)

£600

Standard buyer

£0

First-time buyer

Save £600

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 SM2 5EJ

Full postcodeSM2 5EJ
Postcode districtSM2
BoroughLondon Borough of Sutton
WardSutton South
Latitude51.354755
Longitude-0.186462
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