Sutton South · Sutton · Sutton and Cheam constituency · 51.35842, -0.17598

SM2 5HP— Sutton South, Sutton

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

Strong, well-rated schools nearby

 

Schools 100%Safety 82/100Transport 36/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
68
Safety
82
Schools
95
Transport
36
Environment
61
Investment
48

The bottom line

SM2 5HP offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 47 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

SM2 5HP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+25.0% vs London avg
vs London crime-74.0% vs London avg

Deep-dive guides for SM2 5HP

🛡️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 5HP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Barrow Hedges Primary School

Outstanding · Inspected Jul 2023 · 9 min walk

KS2: 110.3

★★

Secondary

St Philomena's Catholic High School for Girls

Good · Inspected Feb 2022 · 10 min walk

P8: +0.68A8: 57.7

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Thomas Wall Nursery School

Not inspected · 23 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

16.8 incidents per 1,000 residents

Better than 89% of London
↑ Rising 257.1%

from a low base — still below London average

-69% vs borough

Crime by type

Violence & sexual offences32%
Vehicle crime24%
Anti-social behaviour20%
Burglary20%
Other4%
Drug offences0%
Theft0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Beddington & Wallington Fire Station · 2.0km

Crime is 74% below London average

Property

21 Jun

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.

SM2 district median

£276,250

Based on 211 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£6,554/m²
Price per ft²£609/ft²
Avg floor area122.7 m²

EPC breakdown

C
2%
D
7%
E
6%
F
2%

Based on 17 properties · Confidence: medium

Street mix

Semi 66%Terraced 3%Detached 32%

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£306,750
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 FAnnual charge £2,964
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+6.5%

Total change

+517%

Market Activity

Price Velocity & Acceleration

Current Velocity

+30.1%

per year

Acceleration

+50.16

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £150k–£175k · 38 sales

Property Type Mix

Total: 38 sales

Detached31.6%
Semi-detached65.8%
Terraced2.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£129k£319k+147.4%2.5
Post-dot-com plateau2001–2004£230k£372k+61.7%2
Pre-crash peak2005–2007£369k£375k+1.5%1.3
GFC & correction2010–2012£418k£390k-6.6%1
Help-to-Buy recovery2013–2016£443k£578k+30.5%2.3
Brexit uncertainty2017–2017£550k£550k+0%1
Pandemic surge2020–2021£765k£611k-20.1%1.5
Current market2024–2024£795k£795k+0%1

Price Trajectory by Type

DetachedSemi-detached

Per-type alpha vs district

Best performer

Detached

+0.8% alpha

Weakest performer

Semi-detached

-1.8% alpha

Detached+0.8% α
Local
8%
District
7.2%
Semi-detached-1.8% α
Local
6.7%
District
8.5%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

30out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing6
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Carshalton Beeches

Nearby stations

Carshalton BeechesNational Rail
6 min walk
Mitcham Junction Tram StopTram
50 min walk
Beddington Lane Tram StopTram
52 min walk
Mitcham Tram StopTram
55 min walk
Therapia Lane Tram StopTram
56 min walk
No bus stops within 400m

38

Walkability score

7

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★47 min
Victoria60 min ↑
Waterloo63 min ↑
Canary Wharf64 min ↑
City59 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 park594m
Santander docks (800m)0
Nearest cycle dock6.8 km

Nearby car parks

🅿️
Sch
676m

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: 14.7 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 22%
Less green space than 86% of London

Nearest SSSI: Banstead Downs SSSI — 3.2 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): None recorded

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

BEECHES SURGERY

9 HILL ROAD, SM5 3RB

4 min walk

81%

Recommend GP

81%

Overall GP experience

3

GPs within 1km

3

Dentists within 1km

9

Care homes (1km)

Nearest hospitalRoyal Marsden Hospital · 1.9 km
Nearest A&EEPSOM AND ST HELIER UNIVERSITY HOSPITALS NHS TRUST · 2.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%67.6%

Amenities

Shops, restaurants, parks and more

23

Parks (1km)

11

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

14

Sports (1km)

3

Convenience

No pubs within 400m — nearest: The Windsor Castle (691 m)

Nearest supermarketThe Co-operative Food · 248 m
11 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)

0

Cinemas (2km)

424m

Post office

Nearby shops

Nisa Local241 m
Willetts Family Butcher245 m
Cornners259 m
The Bakery447 m

Nearby cafes

Beeches Cafe199 m
The Coffee Lounge445 m
Wild Bean Cafe552 m
The Brunch Bar824 m

Nearby restaurants

La Banca202 m
Chopstick House216 m
Master Fryer230 m
The Love231 m

Nearby pubs

The Windsor Castle691 m
The Nightingale804 m
Lord Nelson976 m

Nearby gyms

Sutton Highfields Tennis & Pétanque Club407 m
Carshalton Tennis Club581 m
Sutton Tennis & Squash Club915 m

Nearby pharmacies

Beeches Pharmacy442 m
Sutton Pharmacy894 m

Nearby health

Sensational Smiles197 m
TDIC Denture & Implant Clinic198 m
Beeches Dental Surgery408 m
Sutton Medical Centre543 m
Food hygiene (5-star)75% of 36

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

ABKEDO CONSULTING LIMITED
CEF REAL ESTATE LIMITED
SL HANDYMAN LTD
SOUTH THAMES SCAFFOLDING LIMITED
THE CARROLL PARTNERSHIP LTD

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
5.2% (good)London avg: 3.8%Strong yield — top 18% of London
Gentrification score22/100
Right-to-buy sales (5yr)Owner-occupier growth signal137
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

59

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,044m
Crossrail 2 route7,306m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 32,346 nationally

1,485

Est. population

7,682/km²

56%

Employed

56%

Degree educated

£52,500

Median income

2.1%

Claimant rate

SuburbanHigh densityOwner occupiers / families

59

Community stability

Age profile

23%
21%
21%
23%
Under 1823%
18–3412%
35–4921%
50–6421%
65+23%

Tenure

46%
37%
14%
Own outright46%
Own (mortgage)37%
Private rent14%
Social rent3%
Shared ownership0%

Ethnicity

63%
16%
White British63%
White Other11%
Asian16%
Black3%
Mixed4%
Other3%

Employment & lifestyle

Managerial / professional53%
Routine / semi-routine11%
No car household14%
Unemployed2%
No qualifications10%

Housing tenure (Census 2021)

Private rent14%
Social rent3%

vs. London

Income vs London+25.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
11
Planning apps (12 months)
4
Planning apps (3 years)
9
Local approval rate
25%
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)
5
Largest scheme
39 homes · 1-39, 1-39, ALPINE VIEW, HARROW ROAD, SM5 3QF
Pipeline pressure
NONE

Named schemes (500m)

1-39, 1-39, ALPINE VIEW, HARROW ROAD, SM5 3QF39 homes
completed
42B, 42B, Banstead Road, Carshalton, SM5 3NW3 homes
completed
46A, 46A, UPLAND ROAD, Sutton, SM2 5JE2 homes
completed
48, 48, Banstead Road, Carshalton, SM5 3NW2 homes
completed
Garden Land adj, 31, Garden Land adj, 31, Hawthorn Road, Sutton, SM1 4PF1 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 5HP

Full postcodeSM2 5HP
Postcode districtSM2
BoroughLondon Borough of Sutton
WardSutton South
Latitude51.358423
Longitude-0.175976
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