The Wrythe · Sutton · Carshalton and Wallington constituency · 51.37829, -0.16541

SM5 2BJ— The Wrythe, Sutton

Location and area intelligence for SM5 2BJ, The Wrythe, Sutton

Strong, well-rated schools nearby

 

Schools 83%Safety 86/100Transport 24/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
56
Safety
86
Schools
66
Transport
24
Environment
58
Investment
36

The bottom line

SM5 2BJ offers exceptional schools (83% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 53 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

SM5 2BJ

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+6.2% vs London avg
vs London crime-46.0% vs London avg

Deep-dive guides for SM5 2BJ

🛡️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 SM5 2BJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

66

Education score

Good for families
★ Top school within 1km
★

Primary

Muschamp Primary School and Language Opportunity Base

Requires Improvement · Inspected Jun 2023 · 6 min walk

KS2: 107.9

—

Secondary

Carshalton High School for Girls

Not yet inspected · 13 min walk

P8: +0.44A8: 52.1

83% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Above London average

Childcare

Childcare

Spencer Nursery School

Not inspected · 9 min walk

6 primaries · 1 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

34.9 incidents per 1,000 residents

Better than 75% of London
→ Stable

-36% vs borough

Crime by type

Violence & sexual offences57%
Other29%
Anti-social behaviour10%
Drug offences3%
Burglary2%
Theft0%
Robbery0%
Vehicle crime0%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Mitcham Fire Station · 2.2km

Crime is 46% 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.

SM5 district median

£407,500

Based on 177 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£8,310/m²
Price per ft²£772/ft²
Avg floor area72.1 m²

EPC breakdown

C
3%
D
5%
E
2%

Based on 10 properties · Confidence: medium

Street mix

Terraced 59%Flat 37%Other 4%

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£180,250
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,824
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+7.7%

Total change

+697%

Market Activity

Price Velocity & Acceleration

Current Velocity

+41.8%

per year

Acceleration

+5.44

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £125k–£150k · 25 sales

Property Type Mix

Total: 25 sales

Terraced64%
Flat/maisonette36%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£74k£106k+43.2%1
Post-dot-com plateau2001–2003£131k£145k+10.7%1.7
Pre-crash peak2005–2007£176k£177k+0.9%2.7
GFC & correction2008–2012£165k£172k+4.2%1
Help-to-Buy recovery2013–2015£181k£305k+69%1.7
Pandemic surge2020–2020£416k£416k+0%1
Current market2025–2025£590k£590k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-6.3% alpha

Weakest performer

Terraced

-6.6% alpha

Flat/maisonette-6.3% α
Local
3.9%
District
10.2%
Terraced-6.6% α
Local
4.3%
District
10.9%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Carshalton→ Victoria· 4 tph
28 min

Nearby stations

CarshaltonNational Rail
14 min walk
Mitcham Junction Tram StopTram
21 min walk
Beddington Lane Tram StopTram
25 min walk
Mitcham Tram StopTram
27 min walk
Therapia Lane Tram StopTram
33 min walk
No bus stops within 400m

39

Walkability score

38

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge60 min ↑
Victoria ★53 min
Waterloo67 min ↑
Canary Wharf76 min ↑
City70 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)

0

EV chargers (800m)

Nearest car park282m
Santander docks (800m)0
Nearest cycle dock5.3 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: 27.0 µg/m³ · PM2.5: 10.0 µg/m³
Better than 80% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.4 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 13%
Above average green space

Nearest SSSI: Banstead Downs SSSI — 5.5 km

Energy

Solar: 850 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): None recorded

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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

HACKBRIDGE MEDICAL CENTRE

8 SPINNING WHEEL WAY, HACKBRIDGE, SM6 7DS

8 min walk

83%

Recommend GP

83%

Overall GP experience

3

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest A&EEPSOM AND ST HELIER UNIVERSITY HOSPITALS NHS TRUST · 1.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%67.6%

Amenities

Shops, restaurants, parks and more

117

Parks (1km)

7

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Red Lion (545 m)

Nearest supermarketShilpa's News · 80 m
1 swimming pools

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)

673m

Post office

Nearby shops

Sainsbury's Local628 m
Scotts Butchers653 m
The Vegetable Patch662 m
Today's Local683 m

Nearby cafes

Moo & Bean Cafe674 m
Sunshine Cafe683 m
Yew & Co691 m
Hackbridge Cafe718 m

Nearby restaurants

Bombay634 m
Pearl China637 m
Royal Fried Chicken646 m
Wrythe Green Fish Bar664 m

Nearby pubs

The Red Lion545 m
The Railway Tavern998 m
The Lord Palmerston1.1 km

Nearby gyms

Carshalton Athletic Football Club1.1 km

Nearby pharmacies

Kamsons Pharmacy625 m
Anna Pharmacy896 m

Nearby health

Hackbridge Medical Centre665 m
Wandle Valley Health Centre691 m
Sutton Dental Care705 m
Carlton Dental767 m
Food hygiene (5-star)59% of 29

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

36

Investment score

Weak

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
3.5% (average)London avg: 3.8%Above average yield
Gentrification score16/100
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

36.5

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,472m
Crossrail 2 route5,566m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,875 nationally

1,807

Est. population

19,705/km²

72%

Employed

42%

Degree educated

£44,600

Median income

4.0%

Claimant rate

SuburbanVery high densityEstablished mixed

46

Community stability

Age profile

32%
23%
28%
Under 1832%
18–3423%
35–4928%
50–6412%
65+5%

Tenure

41%
16%
23%
Own outright10%
Own (mortgage)41%
Private rent16%
Social rent23%
Shared ownership11%

Ethnicity

54%
14%
White British54%
White Other14%
Asian12%
Black10%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine19%
No car household24%
Unemployed3%
No qualifications13%

Housing tenure (Census 2021)

Social rent23%
Private rent16%

vs. London

Income vs London+6.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Planning apps (12 months)
11
Planning apps (3 years)
11
Local approval rate
64%
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)
4
Largest scheme
474 homes · Durand Close Regeneration, Durand Close Regeneration, Durand Close, Carshalton, SM5 2BT
Pipeline pressure
NONE

Named schemes (500m)

Durand Close Regeneration, Durand Close Regeneration, Durand Close, Carshalton, SM5 2BT474 homes
completed
Phases 2 to 4 Durand Close Regeneration, Phases 2 to 4 Durand Close Regeneration, DURAND CLOSE, Carshalton, SM5 2BT325 homes
completed
Phase 1 Durand Estate Regeneration, Phase 1 Durand Estate Regeneration, Durand Close, North of Culver Avenue, Carshalton, SM5 2BU112 homes
completed
Phases 3 to 4, Phases 3 to 4, DURAND CLOSE, Carshalton, SM5 2FH76 homes
completed
Garage Block, Bisham Close, SM5 1DG4 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
15.0%
Election year
2026
MP
Bobby Dean (Liberal Democrat)
MP majority
7,905
Constituency
Carshalton and Wallington

Councillors

Colin Henry StearsLib Dems
Rukhsar Hasan AskariLib Dems
Ian David George SimpsonLib Dems

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Key facts for SM5 2BJ

Full postcodeSM5 2BJ
Postcode districtSM5
BoroughLondon Borough of Sutton
WardThe Wrythe
Latitude51.378294
Longitude-0.165415
Parliamentary constituencyCarshalton and Wallington
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