Sutton South · Sutton · Sutton and Cheam constituency · 51.35399, -0.18277

SM2 5TD— Sutton South, Sutton

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

Under-the-radar value

 

Schools 100%Safety 82/100Transport 25/100Yield 4.56%

Best for: Families, Owner-occupiers

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

Liveability
58
Safety
82
Schools
100
Transport
25
Environment
60
Investment
46

The bottom line

SM2 5TD offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £316,000 median — 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 5TD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-39.2% vs London avg
vs London income+25.0% vs London avg
vs London crime-74.0% vs London avg

Deep-dive guides for SM2 5TD

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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“Under-the-radar value”

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How SM2 5TD 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 · 6 min walk

KS2: 105.6

★★★

Secondary

Harris Academy Sutton

Outstanding · Inspected Feb 2023 · 13 min walk

P8: +0.95A8: 60.4

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Thomas Wall Nursery School

Not inspected · 21 min walk

2 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: Sutton Fire Station · 2.6km

Crime is 74% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£316,000

Median sale price

Bottom 25% — 39% below London median

£316,000 is 39% below the London median (£520,000)

+9.2%

This year

Flat

Dominant type

Price history

5-year change
-1.3%
Sales (24 months)5
New build0.0%
Avg flat£316,000
Price per m²£4,547/m²
Price per ft²£422/ft²
Avg floor area69.6 m²

EPC breakdown

B
1%
C
67%
D
20%
E
3%
F
2%
G
1%

Based on 94 properties · Confidence: high

Street mix

Detached 1%Flat 99%

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

Stamp duty

Standard buyer£3,300
First-time buyerFTB
£0
Additional propertyBTL/2nd
£12,780

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

6.0×

Price-to-income

£1,581/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£174,000
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, filled cavity
Roof(another dwelling above)
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

+6.2%

Total change

+554%

Market Activity

Price Velocity & Acceleration

Current Velocity

+12.5%

per year

Acceleration

+29.19

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £250k–£300k · 131 sales

Property Type Mix

Total: 131 sales

Detached0.8%
Flat/maisonette99.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£54k£94k+75.2%5
Post-dot-com plateau2001–2004£112k£162k+45.3%4.8
Pre-crash peak2005–2007£165k£229k+38.6%6.7
GFC & correction2008–2012£245k£189k-23.1%3.6
Help-to-Buy recovery2013–2016£198k£340k+72.2%3
Brexit uncertainty2017–2019£301k£265k-11.8%2.7
Pandemic surge2020–2021£325k£320k-1.5%3
Rate-rise correction2022–2023£298k£300k+0.7%5.5
Current market2024–2026£374k£350k-6.4%2.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.5% alpha

Flat/maisonette+0.5% α
Local
6%
District
5.5%

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

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position75

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
58 min walk
Beddington Lane Tram StopTram
60 min walk
Mitcham Tram StopTram
61 min walk
Therapia Lane Tram StopTram
64 min walk
No bus stops within 400m

11

Walkability score

3

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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park633m
Santander docks (800m)0
Nearest cycle dock7.1 km

Nearby car parks

🅿️
Sch
634m
🅿️
Station Car Park
761m

Connectivity

Broadband and mobile coverage

100%

Full fibre

91%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed462 Mbps
Median download434 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: 15.3 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 49%
Less green space than 90% of London

Nearest SSSI: Banstead Downs SSSI — 2.5 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

8 min walk

2

GPs within 1km

1

Dentists within 1km

10

Care homes (1km)

Nearest hospitalRoyal Marsden Hospital · 1.2 km
Nearest A&EEPSOM AND ST HELIER UNIVERSITY HOSPITALS NHS TRUST · 2.9 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)

0

Gyms (1km)

17

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Old Bank (885 m)

No restaurants within 800m — nearest: Chopstick House (692 m)

Nearest supermarketThe Co-operative Food · 712 m
13 tennis courts2 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)

959m

Post office

Nearby shops

Cornners691 m
Willetts Family Butcher719 m
Nisa Local730 m
Tesco Express758 m

Nearby cafes

Beeches Cafe744 m
Delight798 m
Pumpkin840 m
Caffe Melo844 m

Nearby restaurants

Chopstick House692 m
Saqui Tandoori696 m
Sofra Grill and Restaurant719 m
Frankie's Cafe725 m

Nearby pubs

The Old Bank885 m
The Nightingale991 m
The Little Windsor1.2 km

Nearby gyms

Sutton Tennis & Squash Club232 m
Sutton Highfields Tennis & Pétanque Club302 m
Anytime Fitness738 m

Nearby health

TDIC Denture & Implant Clinic758 m
Sensational Smiles767 m
Food hygiene (5-star)94% of 18

Business

Local businesses registered here

Active businesses
15
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
12
3yr survival rate
100.0%
Right-to-buy sales (5yr)
137

High street

E

High street health

Registered businesses

CANDEZENT ADVISORY LTD
CHARLES SYSTEMS LIMITED
FRENCH MCGOWE GRANT LIMITED
HAFSAH'S JEWELS LIMITED
I-TUMZ LIMITED

+10 more

Investment

Investment grade, yield and market outlook

46

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
4.6% (good)London avg: 3.8%Strong yield — top 24% of London
Gentrification score19/100
Right-to-buy sales (5yr)Owner-occupier growth signal137
Sales last 12 months2

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

17/100

Velocity score

Future outlook

56.9

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,696m
Crossrail 2 route7,664m

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%
Price vs London-39.2%

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)
9
Planning apps (3 years)
11
Local approval rate
56%
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)

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
38-40, 38-40, Albion Road, Sutton, SM2 5TF18 homes
completed
51-53, 51-53, EATON ROAD, SM2 5ED18 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£316,000)

£3,300

Standard buyer

£0

First-time buyer

Save £3,300

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for SM2 5TD

Full postcodeSM2 5TD
Postcode districtSM2
BoroughLondon Borough of Sutton
WardSutton South
Latitude51.353987
Longitude-0.182773
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