Sutton South · Sutton · Sutton and Cheam constituency · 51.35659, -0.18447

SM2 5HA— Sutton South, Sutton

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

The practical family move

 

Schools 100%Safety 78/100Transport 42/100Yield 5.21%

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
62
Safety
78
Schools
90
Transport
42
Environment
61
Investment
78

The bottom line

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

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-6.7% vs London avg
vs London crime-36.0% vs London avg

Deep-dive guides for SM2 5HA

🛡️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 5HA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Devonshire Primary School

Not yet inspected · Inspected Jan 2025 · 6 min walk

KS2: 105.6

★★

Secondary

Sutton Grammar School

Good · Inspected Jun 2022 · 13 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 · 18 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

41.3 incidents per 1,000 residents

Better than 70% of London
↑ Rising 228.0%

from a low base — still below London average

-24% vs borough

Crime by type

Violence & sexual offences34%
Other26%
Anti-social behaviour21%
Burglary10%
Vehicle crime7%
Drug offences1%
Theft1%
Robbery0%

Stop & search

1.5

per 1,000 residents

→ Stable

trend

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 · 2.3km

Crime is 36% below London average

Property

Prices, sales volume and market trends

Avg floor area62.2 m²

EPC breakdown

B
2%
C
24%
D
9%
E
5%
F
1%

Based on 41 properties · Confidence: high

Street mix

Semi 3%Terraced 28%Detached 2%Flat 65%Other 2%

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

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£155,500
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 fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,824
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2021 · CAGR

+6.5%

Total change

+386%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.7%

per year

Acceleration

+6.56

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £75k–£100k · 57 sales

Property Type Mix

Total: 57 sales

Detached1.8%
Semi-detached3.5%
Terraced29.8%
Flat/maisonette64.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£60k£83k+37.9%2.4
Post-dot-com plateau2001–2004£106k£405k+282.1%2.8
Pre-crash peak2005–2007£309k£175k-43.4%2.7
GFC & correction2008–2012£245k£243k-1%1.8
Help-to-Buy recovery2013–2016£180k£325k+80.6%2
Brexit uncertainty2017–2019£515k£360k-30%2
Pandemic surge2020–2021£313k£292k-6.7%2.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.2% alpha

Weakest performer

Terraced

-2.7% alpha

Flat/maisonette+0.2% α
Local
6.6%
District
6.4%
Terraced-2.7% α
Local
2%
District
4.7%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
7 min walk
Mitcham Junction Tram StopTram
55 min walk
Mitcham Tram StopTram
58 min walk
Beddington Lane Tram StopTram
58 min walk
Belgrave Walk Tram StopTram
62 min walk
No bus stops within 400m

23

Walkability score

17

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 park373m
Santander docks (800m)0
Nearest cycle dock6.9 km

Nearby car parks

🅿️
Station Car Park
452m

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: 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: 15.1 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 37%
Less green space than 83% of London

Nearest SSSI: Banstead Downs SSSI — 2.7 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

5 min walk

4

GPs within 1km

4

Dentists within 1km

10

Care homes (1km)

Nearest hospitalRoyal Marsden Hospital · 1.4 km
Nearest A&EEPSOM AND ST HELIER UNIVERSITY HOSPITALS NHS TRUST · 2.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%67.6%

Amenities

Shops, restaurants, parks and more

26

Parks (1km)

5

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

14

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Old Bank (602 m)

Nearest supermarketFone And Vape · 696 m
11 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)

965m

Post office

Nearby shops

Tesco Express511 m
M&S Simply Food591 m
Londis606 m
Dynamic Local704 m

Nearby cafes

Delight529 m
Pumpkin552 m
Caffe Melo564 m
Coughlan's Bakery598 m

Nearby restaurants

Sofra Grill and Restaurant471 m
Frankie's Cafe474 m
Domino's518 m
Spaghetti Tree518 m

Nearby pubs

The Old Bank602 m
The Nightingale688 m
Slug & Lettuce720 m
O'Neills730 m

Nearby gyms

Sutton Highfields Tennis & Pétanque Club250 m
Sutton Tennis & Squash Club450 m
Anytime Fitness482 m
PureGym930 m

Nearby pharmacies

Coopers665 m
Kamsons778 m
Sutton Pharmacy1.1 km

Nearby health

Mulgrave Dental Centre724 m
Sutton Dialysis Unit727 m
Sutton Medical Centre955 m
Food hygiene (5-star)89% of 27

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
137

High street

E

High street health

Registered businesses

59 LANGLEY PARK ROAD RESIDENTS LIMITED
AIM DRIVEN SOLUTIONS LIMITED
CHAMPS WITHIN LIMITED
HBCL UK LIMITED
INTEGO SERVICES LTD

+1 more

Investment

Investment grade, yield and market outlook

78

Investment score

Strong

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 score16/100
Right-to-buy sales (5yr)Owner-occupier growth signal137

Rental market

Very High

Demand

Very Low

Void risk

Professional renter

Tenant profile

+4.3%

Rent growth (1yr)

Market liquidity

Future outlook

32.4

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,661m
Crossrail 2 route7,356m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,747 nationally

1,986

Est. population

14,420/km²

63%

Employed

42%

Degree educated

£39,200

Median income

4.9%

Claimant rate

Urban coreHigh densityRenters

30

Community stability

Age profile

20%
26%
24%
14%
16%
Under 1820%
18–3426%
35–4924%
50–6414%
65+16%

Tenure

15%
14%
47%
24%
Own outright15%
Own (mortgage)14%
Private rent47%
Social rent24%
Shared ownership0%
Rent free0%

Ethnicity

44%
22%
20%
White British44%
White Other22%
Asian20%
Black6%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine20%
No car household50%
Unemployed4%
No qualifications17%

Housing tenure (Census 2021)

Private rent47%
Social rent24%

vs. London

Income vs London-6.7%

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)
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)
8
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
40-44, 40-44, CEDAR ROAD, SM2 5DJ30 homes
completed
44, 44, DEVONSHIRE ROAD, EGMONT ROAD (54), SM2 5HH27 homes
completed
3-7, 3-7, DEVONSHIRE ROAD, SM2 5HQ27 homes
completed
87-93, 87-93, Langley Park Road, Sutton, SM2 5HF19 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 5HA

Full postcodeSM2 5HA
Postcode districtSM2
BoroughLondon Borough of Sutton
WardSutton South
Latitude51.356594
Longitude-0.184465
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