Belmont · Sutton · Sutton and Cheam constituency · 51.35172, -0.19191

SM2 5SL— Belmont, Sutton

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

Strong, well-rated schools nearby

 

Schools 100%Safety 82/100Transport 28/100~5% yield · indicativeOnly 4 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
60
Safety
82
Schools
60
Transport
28
Environment
63
Investment
57

The bottom line

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

The catch: 51 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

SM2 5SL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-6.7% vs London avg
vs London crime-70.0% vs London avg

Deep-dive guides for SM2 5SL

🛡️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 5SL 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 · 4 min walk

KS2: 105.6

—

Secondary

Overton Grange School

Not yet inspected · Inspected Dec 2024 · 4 min walk

P8: -0.17A8: 46.9

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 · 19 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

19.2 incidents per 1,000 residents

Better than 87% of London
↑ Rising 650.0%

from a low base — still below London average

-65% vs borough

Crime by type

Other30%
Violence & sexual offences27%
Anti-social behaviour23%
Drug offences7%
Vehicle crime7%
Robbery3%
Burglary3%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Sutton Fire Station · 2.3km

Crime is 70% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 sales 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)4
New build0.0%
Price per m²£4,834/m²
Price per ft²£449/ft²
Avg floor area67 m²

EPC breakdown

B
1%
C
15%
D
14%
E
6%
F
3%

Based on 39 properties · Confidence: high

Street mix

Flat 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£167,500
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+4.1%

Total change

+235%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.9%

per year

Acceleration

-38.43

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £150k–£175k · 76 sales

Property Type Mix

Total: 76 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£96k£68k-28.3%1.8
Post-dot-com plateau2001–2004£125k£137k+9.2%2.5
Pre-crash peak2005–2007£172k£205k+19.2%2.7
GFC & correction2008–2012£200k£239k+19.3%2.8
Help-to-Buy recovery2013–2016£230k£256k+11.2%4
Brexit uncertainty2017–2018£210k£288k+37.1%1
Pandemic surge2020–2021£300k£249k-17%3.5
Rate-rise correction2022–2023£241k£266k+10.4%3
Current market2024–2025£348k£320k-7.9%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.4% alpha

Flat/maisonette-1.4% α
Local
4.1%
District
5.5%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
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
11 min walk
Mitcham Junction Tram StopTram
64 min walk
Mitcham Tram StopTram
66 min walk
Beddington Lane Tram StopTram
68 min walk
Belgrave Walk Tram StopTram
70 min walk
No bus stops within 400m

17

Walkability score

85

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★51 min
Victoria54 min ↑
Waterloo64 min ↑
Canary Wharf71 min ↑
City66 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

10

Car parks (800m)

1

EV chargers (800m)

Nearest car park559m
Santander docks (800m)0
Nearest cycle dock7.2 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

21%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed182 Mbps
Median download200 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: 15.7 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 37%
Above average green space

Nearest SSSI: Banstead Downs SSSI — 2.0 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

2

GPs within 1km

6

Dentists within 1km

7

Care homes (1km)

Nearest hospitalRoyal Marsden Hospital · 828 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

26

Parks (1km)

7

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

11

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Old Bank (906 m)

Nearest supermarketOK OK Chinese Supermarket · 947 m
9 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)

1.3km

Post office

Nearby shops

Tesco Express720 m
M&S Simply Food900 m
Londis912 m
Dynamic Local1.1 km

Nearby cafes

Delight803 m
Caffe Melo864 m
Coughlan's Bakery873 m
Pumpkin896 m

Nearby restaurants

Sofra Grill and Restaurant708 m
Frankie's Cafe715 m
Domino's734 m
Noor Jahan760 m

Nearby pubs

The Old Bank906 m
The California908 m
Slug & Lettuce1.0 km
O'Neills1.0 km

Nearby gyms

Sutton Tennis & Squash Club475 m
Anytime Fitness736 m
Sutton Bowls Club744 m

Nearby pharmacies

Coopers944 m
Kamsons950 m

Nearby health

Mulgrave Dental Centre752 m
Mulgrave Road Surgery797 m
Royal Marsden Hospital828 m
Sutton Dialysis Unit914 m
Food hygiene (5-star)88% of 24

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
137

High street

E

High street health

Registered businesses

109 BRIGHTON ROAD SUTTON LIMITED
BRUSHOLOGY LTD

Investment

Investment grade, yield and market outlook

57

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 score16/100
Right-to-buy sales (5yr)Owner-occupier growth signal137
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+4.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

48

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,375m
Crossrail 2 route7,804m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,917 nationally

1,561

Est. population

17,166/km²

69%

Employed

46%

Degree educated

£39,200

Median income

2.6%

Claimant rate

SuburbanVery high densityEstablished mixed

34

Community stability

Age profile

21%
24%
26%
17%
Under 1821%
18–3424%
35–4926%
50–6417%
65+11%

Tenure

14%
28%
46%
Own outright14%
Own (mortgage)28%
Private rent46%
Social rent12%
Shared ownership0%

Ethnicity

48%
20%
17%
White British48%
White Other20%
Asian17%
Black5%
Mixed5%
Other5%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine19%
No car household34%
Unemployed3%
No qualifications13%

Housing tenure (Census 2021)

Private rent46%
Social rent12%

vs. London

Income vs London-6.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Planning apps (12 months)
3
Planning apps (3 years)
8
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
165 homes · FORMER BELMONT HOSPITAL SITE, PHASES 1&2, LAND EAST SIDE OF, FORMER BELMONT HOSPITAL SITE, PHASES 1&2, LAND EAST SIDE OF, HOMELAND DRIVE, SM2
Pipeline pressure
NONE

Named schemes (500m)

PART OF BELMONT SPORTS GROUND, PART OF BELMONT SPORTS GROUND, OVERTON ROAD, SM287 homes
completed
Grace Court, 138, Grace Court, 138, BRIGHTON ROAD, SM2 5LU50 homes
completed
2, 4 & 6, 2, 4 & 6, CHRISTCHURCH PARK, SM236 homes
completed
4-10, 4-10, CAVENDISH ROAD, SM2 5ET35 homes
completed
GRACE COURT, 138, GRACE COURT, 138, BRIGHTON ROAD, SM2 5LU22 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 5SL

Full postcodeSM2 5SL
Postcode districtSM2
BoroughLondon Borough of Sutton
WardBelmont
Latitude51.351719
Longitude-0.191910
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