Sutton South · Sutton · Sutton and Cheam constituency · 51.35643, -0.19022

SM2 5ET— Sutton South, Sutton

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

The practical family move

 

Schools 100%Safety 73/100Transport 45/100Yield 5.98%

Best for: Families, Investors

Compare areas

Investment-grade — strong yield and growth signals

Liveability
64
Safety
73
Schools
60
Transport
45
Environment
60
Investment
68

The bottom line

SM2 5ET offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £241,000 median — strong value for Families and Investors who can accept its trade-offs.

The catch: 57 min to london bridge — above average for this zone.

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Location

SM2 5ET

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-53.7% vs London avg
vs London income+3.3% vs London avg
vs London crime+14.0% vs London avg

Deep-dive guides for SM2 5ET

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

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“The practical family move”

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How SM2 5ET 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 · 8 min walk

P8: -0.17A8: 46.9

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Thomas Wall Nursery School

Not inspected · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

74.4 incidents per 1,000 residents

Higher crime than 57% of London
↑ Rising 266.7%

+37% vs borough

Crime by type

Other31%
Violence & sexual offences26%
Anti-social behaviour15%
Burglary9%
Vehicle crime6%
Drug offences5%
Theft5%
Robbery3%

Stop & search

1.1

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Sutton Fire Station · 2.0km

Crime is +14% above 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.

£241,000

Median sale price

Bottom 25% — 54% below London median

£241,000 is 54% below the London median (£520,000)

-21.4%

This year

Flat

Dominant type

Price history

5-year change
-26.1%
Sales (24 months)6
New build0.0%
Avg detached£680,000
Avg flat£230,000
Price per m²£4,744/m²
Price per ft²£441/ft²
Avg floor area53.6 m²

EPC breakdown

B
2%
C
22%
D
16%
E
2%

Based on 42 properties · Confidence: high

Street mix

Terraced 1%Detached 8%Flat 89%Other 1%

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£0
First-time buyerFTB
£0
Additional propertyBTL/2nd
£7,230

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

5.6×

Price-to-income

£1,206/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£134,000
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (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

1995–2026 · CAGR

+3.7%

Total change

+206%

Market Activity

Price Velocity & Acceleration

Current Velocity

-63.2%

per year

Acceleration

-157.40

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £300k–£350k · 68 sales

Property Type Mix

Total: 68 sales

Detached8.8%
Terraced1.5%
Flat/maisonette89.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£57k£87k+54.8%2.3
Post-dot-com plateau2001–2004£97k£172k+76.8%3.5
Pre-crash peak2005–2007£242k£236k-2.2%1.7
GFC & correction2008–2012£138k£123k-11.2%1.8
Help-to-Buy recovery2014–2016£328k£193k-41.2%2.3
Brexit uncertainty2017–2019£254k£200k-21.2%2.3
Pandemic surge2020–2021£235k£326k+38.7%2.5
Rate-rise correction2022–2022£223k£223k+0%1
Current market2024–2026£242k£173k-28.5%2.7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.8% alpha

Flat/maisonette-1.8% α
Local
4.2%
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 5

Very Good

1a
1b
2
3
4
5
6a
6b
Below London average
Sutton (London)→ Victoria· 11 tph
31 min

Nearby stations

Sutton (London)National Rail
4 min walk
Mitcham Junction Tram StopTram
58 min walk
Mitcham Tram StopTram
60 min walk
Beddington Lane Tram StopTram
62 min walk
Belgrave Walk Tram StopTram
63 min walk
No bus stops within 400m

46

Walkability score

86

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

9

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)5
Nearest car park169m
Santander docks (800m)0
Nearest cycle dock6.8 km

Nearby car parks

🅿️
Station Car Park
413m
🅿️
Magdalen Nursery
774m
🅿️
Secombe Theatre
795m

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 waterLOW
Low
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: 15.2 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 58%
Less green space than 92% 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

3 min walk

5

GPs within 1km

7

Dentists within 1km

8

Care homes (1km)

Nearest hospitalRoyal Marsden Hospital · 1.4 km
Nearest A&EEPSOM AND ST HELIER UNIVERSITY HOSPITALS NHS TRUST · 2.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%67.6%

Amenities

Shops, restaurants, parks and more

30

Parks (1km)

27

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

10

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Old Bank (389 m)

Nearest supermarketFone And Vape · 502 m
7 tennis courts1 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)

802m

Post office

Nearby shops

Tesco Express210 m
M&S Simply Food381 m
Londis395 m
Dynamic Local536 m

Nearby cafes

Delight283 m
Caffe Melo344 m
Coughlan's Bakery362 m
Pumpkin368 m

Nearby restaurants

Sofra Grill and Restaurant184 m
Frankie's Cafe192 m
Domino's224 m
Noor Jahan250 m

Nearby pubs

The Old Bank389 m
Slug & Lettuce517 m
O'Neills529 m
Also Barbers575 m

Nearby gyms

Anytime Fitness212 m
Sutton Tennis & Squash Club552 m
Sutton Highfields Tennis & Pétanque Club650 m
PureGym785 m

Nearby pharmacies

Coopers439 m
Kamsons494 m
Boots797 m
Superdrug913 m

Nearby health

Mulgrave Dental Centre362 m
Sutton Dialysis Unit446 m
Mulgrave Road Surgery473 m
The Old Courthouse Surgery1.0 km
Food hygiene (5-star)78% of 72

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

A

High street health

Investment

Investment grade, yield and market outlook

68

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
6.0% (good)London avg: 3.8%Strong yield — top 10% of London
Gentrification score13/100
Right-to-buy sales (5yr)Owner-occupier growth signal137
Sales last 12 months3

Rental market

Very High

Demand

Very 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

48.3

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,025m
Crossrail 2 route7,302m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,271 nationally

1,774

Est. population

6,769/km²

59%

Employed

45%

Degree educated

£43,400

Median income

4.0%

Claimant rate

Urban coreMedium densityEstablished mixed

36

Community stability

Age profile

21%
21%
25%
14%
19%
Under 1821%
18–3421%
35–4925%
50–6414%
65+19%

Tenure

21%
21%
40%
18%
Own outright21%
Own (mortgage)21%
Private rent40%
Social rent18%
Shared ownership0%
Rent free0%

Ethnicity

48%
14%
21%
White British48%
White Other14%
Asian21%
Black7%
Mixed4%
Other5%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine17%
No car household36%
Unemployed4%
No qualifications16%

Housing tenure (Census 2021)

Private rent40%
Social rent18%

vs. London

Income vs London+3.3%
Price vs London-53.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
7
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
16
Local approval rate
27%
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)
189
Largest scheme
330 homes · Land at South Point, Land at South Point, SUTTON COURT ROAD, Sutton, SM1 4TY
Pipeline pressure
NONE

Named schemes (500m)

Land at South Point, Land at South Point, SUTTON COURT ROAD, Sutton, SM1 4TY330 homes
completed
Sutherland House, 29 - 37, Sutherland House, 29 - 37, BRIGHTON ROAD, SM2 5AJ128 homes
completed
Development on land 17, Development on land 17, Sutton Court Road, Sutton, SM182 homes
completed
9, 9, SUTTON COURT ROAD, Sutton, SM1 4SZ73 homes
completed
11-17, 11-17, Cavendish Road, Sutton, SM2 5EY39 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 (£241,000)

£0

Standard buyer

£0

First-time buyer

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 5ET

Full postcodeSM2 5ET
Postcode districtSM2
BoroughLondon Borough of Sutton
WardSutton South
Latitude51.356432
Longitude-0.190217
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