Belmont · Sutton · Sutton and Cheam constituency · 51.35169, -0.18515

SM2 5RU— Belmont, Sutton

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

Strong, well-rated schools nearby

 

Schools 100%Safety 79/100Transport 23/100~5% 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
62
Safety
79
Schools
100
Transport
23
Environment
60
Investment
49

The bottom line

SM2 5RU 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: 57 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

SM2 5RU

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 5RU

🛡️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 5RU 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 · 5 min walk

KS2: 105.6

★★★

Secondary

Harris Academy Sutton

Outstanding · Inspected Feb 2023 · 9 min walk

P8: +0.95A8: 60.4

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 · 22 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)

2

Incidents (5yr)

Nearest station: Banstead Fire Station · 3.2km

Crime is 44% below London average

Property

2 Jul

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£2,456/m²
Price per ft²£228/ft²
Avg floor area130.3 m²

EPC breakdown

C
1%
D
4%
E
7%

Based on 12 properties · Confidence: medium

Street mix

Semi 74%Terraced 9%Detached 17%

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£325,750
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

1995–2026 · CAGR

+3.1%

Total change

+156%

Market Activity

Price Velocity & Acceleration

Current Velocity

-50.6%

per year

Acceleration

-24.75

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £300k–£350k · 23 sales

Property Type Mix

Total: 23 sales

Detached17.4%
Semi-detached73.9%
Terraced8.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£125k£285k+128%1.7
Post-dot-com plateau2002–2002£320k£320k+0%3
Pre-crash peak2005–2007£350k£553k+57.9%1.5
GFC & correction2008–2008£413k£413k+0%2
Help-to-Buy recovery2013–2016£405k£550k+35.8%1.3
Brexit uncertainty2017–2018£600k£685k+14.2%1.5
Pandemic surge2020–2020£873k£873k+0%1
Current market2024–2026£648k£320k-50.6%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.1% alpha

Semi-detached+0.1% α
Local
7.4%
District
7.3%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

68out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing4
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
12 min walk
Mitcham Junction Tram StopTram
62 min walk
Beddington Lane Tram StopTram
64 min walk
Mitcham Tram StopTram
65 min walk
Therapia Lane Tram StopTram
68 min walk
No bus stops within 400m

6

Walkability score

1

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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park544m
Santander docks (800m)0
Nearest cycle dock7.2 km

Nearby car parks

🅿️
Sch
782m

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: 15.6 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 46%
Less green space than 90% of London

Nearest SSSI: Banstead Downs SSSI — 2.2 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): 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

10 min walk

1

GPs within 1km

3

Dentists within 1km

10

Care homes (1km)

Nearest hospitalRoyal Marsden Hospital · 927 m
Nearest A&EEPSOM AND ST HELIER UNIVERSITY HOSPITALS NHS TRUST · 3.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%67.6%

Amenities

Shops, restaurants, parks and more

27

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

18

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Old Bank (1.0 km)

No restaurants within 800m — nearest: Sofra Grill and Restaurant (810 m)

Nearest supermarketFone And Vape · 1.1 km
14 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)

1

Cinemas (2km)

1.4km

Post office

Nearby shops

Tesco Express842 m
M&S Simply Food997 m
Londis1.0 km

Nearby cafes

Delight905 m
Caffe Melo962 m
Pumpkin972 m
Coughlan's Bakery986 m

Nearby restaurants

Sofra Grill and Restaurant810 m
Frankie's Cafe817 m
Domino's855 m
Noor Jahan880 m

Nearby pubs

The Old Bank1.0 km

Nearby gyms

Sutton Tennis & Squash Club100 m
Sutton Highfields Tennis & Pétanque Club606 m
Anytime Fitness835 m

Nearby pharmacies

Coopers1.1 km

Nearby health

Royal Marsden Hospital927 m
Food hygiene (5-star)92% of 13

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
1
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

FREEHOLD COMPANY HOLDINGS LIMITED
LITTLE WREN CORPORATE FINANCE LIMITED
NIZA CONSTRUCTION LTD
NIZA ENTERPRISES LTD
NIZA FORECOURT LTD

+5 more

Investment

Investment grade, yield and market outlook

49

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 score19/100
Right-to-buy sales (5yr)Owner-occupier growth signal137
Sales last 12 months1

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

8/100

Velocity score

Future outlook

50

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,966m
Crossrail 2 route7,882m

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)
1
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
10
Local approval rate
38%
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)
2
Largest scheme
39 homes · 11-17, 11-17, Cavendish Road, Sutton, SM2 5EY
Pipeline pressure
NONE

Named schemes (500m)

3-7, 3-7, DEVONSHIRE ROAD, SM2 5HQ27 homes
completed
44, 44, DEVONSHIRE ROAD, EGMONT ROAD (54), SM2 5HH27 homes
completed
87-93, 87-93, Langley Park Road, Sutton, SM2 5HF19 homes
completed
38-40, 38-40, Albion Road, Sutton, SM2 5TF18 homes
completed
12-16, 12-16, DEVONSHIRE ROAD, SM2 5HQ15 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 5RU

Full postcodeSM2 5RU
Postcode districtSM2
BoroughLondon Borough of Sutton
WardBelmont
Latitude51.351686
Longitude-0.185147
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