Belmont · Sutton · Sutton and Cheam constituency · 51.34957, -0.18848

SM2 5RS— Belmont, Sutton

Location and area intelligence for SM2 5RS, Belmont, Sutton

Strong, well-rated schools nearby

 

Schools 100%Safety 79/100Transport 18/100Yield 5.21%

Best for: Families, Owner-occupiers

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

Liveability
60
Safety
79
Schools
100
Transport
18
Environment
60
Investment
61

The bottom line

SM2 5RS 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: 64 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

SM2 5RS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+25.0% vs London avg
vs London crime-44.0% vs London avg

Deep-dive guides for SM2 5RS

🛡️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 5RS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Devonshire Primary School

Not yet inspected · Inspected Jan 2025 · 7 min walk

KS2: 105.6

★★★

Secondary

Harris Academy Sutton

Outstanding · Inspected Feb 2023 · 5 min walk

P8: +0.95A8: 60.4

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Thomas Wall Nursery School

Not inspected · 23 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

36.5 incidents per 1,000 residents

Better than 74% of London
↑ Rising 358.3%

from a low base — still below London average

-33% vs borough

Crime by type

Violence & sexual offences31%
Other24%
Anti-social behaviour18%
Vehicle crime15%
Burglary7%
Theft4%
Robbery2%
Drug offences0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Banstead Fire Station · 2.9km

Crime is 44% below London average

Property

Prices, sales volume and market trends

Avg floor area361.3 m²

EPC breakdown

A
1%
C
2%
D
6%
E
6%
F
1%

Based on 16 properties · Confidence: medium

Street mix

Detached 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

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£903,250
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
WallsCavity wall, 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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2022 · CAGR

+4.7%

Total change

+242%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.9%

per year

Acceleration

+5.78

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £500k–£600k · 17 sales

Property Type Mix

Total: 17 sales

Detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£565k£415k-26.5%1
Post-dot-com plateau2001–2002£715k£860k+20.3%1.5
Pre-crash peak2006–2007£1.30m£1.25m-3.8%1
Help-to-Buy recovery2015–2016£1.63m£1.58m-2.8%1
Brexit uncertainty2019–2019£1.54m£1.54m+0%1
Pandemic surge2021–2021£1.68m£1.68m+0%3
Rate-rise correction2022–2022£1.93m£1.93m+0%1

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+-0.8% alpha

Detached-0.8% α
Local
4.4%
District
5.2%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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
14 min walk
Mitcham Junction Tram StopTram
66 min walk
Beddington Lane Tram StopTram
68 min walk
Mitcham Tram StopTram
68 min walk
Therapia Lane Tram StopTram
72 min walk
No bus stops within 400m

5

Walkability score

4

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★64 min
Victoria67 min ↑
Waterloo78 min ↑
Canary Wharf81 min ↑
City79 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

12

Car parks (800m)

1

EV chargers (800m)

Nearest car park407m
Santander docks (800m)0
Nearest cycle dock7.3 km

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: 15.9 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 16%
Less green space than 88% of London

Nearest SSSI: Banstead Downs SSSI — 1.9 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

12 min walk

1

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest hospitalRoyal Marsden Hospital · 619 m
Nearest A&EEPSOM AND ST HELIER UNIVERSITY HOSPITALS NHS TRUST · 3.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%67.6%

Amenities

Shops, restaurants, parks and more

30

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

12

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The California (848 m)

No restaurants within 800m — nearest: Sofra Grill and Restaurant (957 m)

Nearest supermarketFone And Vape · 1.3 km
10 tennis courts1 swimming pools1 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)

1.6km

Post office

Nearby shops

Tesco Express979 m
M&S Simply Food1.2 km
Londis1.2 km

Nearby cafes

Delight1.1 km
Caffe Melo1.1 km
Coughlan's Bakery1.1 km
Pumpkin1.1 km

Nearby restaurants

Sofra Grill and Restaurant957 m
Frankie's Cafe964 m
Domino's993 m
Noor Jahan1.0 km

Nearby pubs

The California848 m
The Old Bank1.2 km

Nearby gyms

Sutton Tennis & Squash Club404 m
Sutton Highfields Tennis & Pétanque Club929 m
Anytime Fitness984 m

Nearby health

Royal Marsden Hospital619 m
Mulgrave Dental Centre1.1 km
Food hygiene (5-star)100% of 20

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
3
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

1A CLEARALIGN TMK LTD
AMIR 22 LTD
AVICENNA PSYCHIATRY LTD
H2AR LTD
H2AR2 LTD

+5 more

Investment

Investment grade, yield and market outlook

61

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

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.3%

Rent growth (1yr)

Market liquidity

Future outlook

39.8

Price growth score

D
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,285m
Crossrail 2 route8,075m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 31,082 nationally

1,507

Est. population

3,116/km²

57%

Employed

52%

Degree educated

£52,500

Median income

1.8%

Claimant rate

SuburbanMedium densityOwner occupiers / families

57

Community stability

Age profile

20%
15%
20%
22%
23%
Under 1820%
18–3415%
35–4920%
50–6422%
65+23%

Tenure

42%
39%
18%
Own outright42%
Own (mortgage)39%
Private rent18%
Social rent1%
Shared ownership1%

Ethnicity

53%
25%
White British53%
White Other9%
Asian25%
Black5%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional49%
Routine / semi-routine10%
No car household14%
Unemployed3%
No qualifications11%

Housing tenure (Census 2021)

Private rent18%
Social rent1%

vs. London

Income vs London+25.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Planning apps (12 months)
6
Planning apps (3 years)
12
Local approval rate
67%
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)
3
Largest scheme
50 homes · Grace Court, 138, Grace Court, 138, BRIGHTON ROAD, SM2 5LU
Pipeline pressure
NONE

Named schemes (500m)

44, 44, DEVONSHIRE ROAD, EGMONT ROAD (54), SM2 5HH27 homes
completed
111, 111, BRIGHTON ROAD, EGMONT ROAD (2A), SM2 5SL21 homes
completed
117, 117, BRIGHTON ROAD, SM2 5SN12 homes
completed
6-8, 6-8, EGMONT ROAD, SM2 5JN12 homes
completed
1A & 2 Trickett House,125, 1A & 2 Trickett House,125, Brighton Road, SM2 5SN2 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
16.1%
Election year
2026
MP
Luke Taylor (Liberal Democrat)
MP majority
3,801
Constituency
Sutton and Cheam

Councillors

Chandra AlapatiLib Dems
Joseph BarkhamLib Dems
Rashi BarsaiyanLib Dems

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Key facts for SM2 5RS

Full postcodeSM2 5RS
Postcode districtSM2
BoroughLondon Borough of Sutton
WardBelmont
Latitude51.349570
Longitude-0.188476
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