The Wrythe · Sutton · Carshalton and Wallington constituency · 51.37744, -0.16758

SM5 2BL— The Wrythe, Sutton

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

Strong, well-rated schools nearby

 

Schools 88%Safety 88/100Transport 25/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
61
Safety
88
Schools
76
Transport
25
Environment
58
Investment
35

The bottom line

SM5 2BL offers exceptional schools (88% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers 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 2BL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-5.5% vs London avg
vs London crime-64.0% vs London avg

Deep-dive guides for SM5 2BL

🛡️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 2BL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

76

Education score

Excellent for families
★ Top school within 1km
★

Primary

Muschamp Primary School and Language Opportunity Base

Requires Improvement · Inspected Jun 2023 · 4 min walk

KS2: 107.9

★★

Secondary

Carshalton Boys Sports College

Good · Inspected Oct 2022 · 6 min walk

P8: -0.14A8: 45.0

88% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Above London average

Childcare

Childcare

Spencer Nursery School

Not inspected · 11 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

23.1 incidents per 1,000 residents

Better than 84% of London
→ Stable

-57% vs borough

Crime by type

Violence & sexual offences28%
Other25%
Vehicle crime20%
Anti-social behaviour15%
Burglary8%
Robbery5%
Drug offences0%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Mitcham Fire Station · 2.2km

Crime is 64% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£6,090/m²
Price per ft²£566/ft²
Avg floor area90.3 m²

EPC breakdown

B
1%
C
4%
D
12%

Based on 17 properties · Confidence: medium

Street mix

Semi 15%Terraced 85%

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£225,750
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 DAnnual charge £2,052
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.1%

Total change

+677%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.1%

per year

Acceleration

+0.28

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £350k–£400k · 39 sales

Property Type Mix

Total: 39 sales

Semi-detached15.4%
Terraced84.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£67k£100k+48.7%1.8
Post-dot-com plateau2001–2004£141k£204k+44.8%1.2
Pre-crash peak2005–2007£213k£247k+15.8%2.5
GFC & correction2011–2012£239k£265k+10.9%2
Help-to-Buy recovery2013–2015£257k£373k+45%2.3
Brexit uncertainty2017–2019£428k£390k-8.9%2
Pandemic surge2021–2021£470k£470k+0%1
Rate-rise correction2022–2022£525k£525k+0%3
Current market2024–2025£523k£523k-0.1%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.4% alpha

Terraced+0.4% α
Local
7.1%
District
6.7%

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

Buyer vs Seller Score

Composite market conditions index 0–100

42out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
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
Carshalton→ Victoria· 4 tph
28 min

Nearby stations

CarshaltonNational Rail
13 min walk
Mitcham Junction Tram StopTram
23 min walk
Beddington Lane Tram StopTram
28 min walk
Mitcham Tram StopTram
28 min walk
Belgrave Walk Tram StopTram
34 min walk
No bus stops within 400m

34

Walkability score

27

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 park457m
Santander docks (800m)0
Nearest cycle dock5.4 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 waterLOW
Low
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: 12.5 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 28%
Above average green space

Nearest SSSI: Banstead Downs SSSI — 5.3 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

WRYTHE GREEN SURGERY

WRYTHE LANE, SM5 2RE

9 min walk

98%

Recommend GP

98%

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 · 1.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%67.6%

Amenities

Shops, restaurants, parks and more

122

Parks (1km)

9

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Red Lion (702 m)

Nearest supermarketShilpa's News · 251 m
2 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)

0

Cinemas (2km)

560m

Post office

Nearby shops

Sainsbury's Local494 m
Scotts Butchers525 m
The Vegetable Patch536 m
Wrythe Green Newsagents693 m

Nearby cafes

Moo & Bean Cafe549 m
Sunshine Cafe576 m
Yew & Co599 m
Tudor Cafe721 m

Nearby restaurants

Bombay503 m
Pearl China507 m
Royal Fried Chicken517 m
Wrythe Green Fish Bar548 m

Nearby pubs

The Red Lion702 m
The Railway Tavern910 m
The Lord Palmerston1.0 km
The Hope1.2 km

Nearby gyms

Carshalton Athletic Football Club915 m

Nearby pharmacies

Kamsons Pharmacy499 m
Salmina Pharmacy736 m
Anna Pharmacy888 m
Boots935 m

Nearby health

The Wrythe Green Surgery661 m
Carlton Dental664 m
Carshalton Dental Centre690 m
Wandle Valley Health Centre809 m
Food hygiene (5-star)59% of 34

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
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

DYLAN PARRY LTD
HAWK CONSTRUCTION SOUTH LIMITED
HIGH GRADE TEACHING LTD
LAKAY DON'S KITCHEN LTD

Investment

Investment grade, yield and market outlook

35

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 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

51.7

Price growth score

C
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,646m
Crossrail 2 route5,574m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,008 nationally

1,729

Est. population

12,178/km²

66%

Employed

31%

Degree educated

£39,700

Median income

2.9%

Claimant rate

SuburbanHigh densityOwner occupiers / families

62

Community stability

Age profile

25%
17%
23%
20%
15%
Under 1825%
18–3417%
35–4923%
50–6420%
65+15%

Tenure

35%
50%
Own outright35%
Own (mortgage)50%
Private rent9%
Social rent6%
Shared ownership1%

Ethnicity

65%
13%
White British65%
White Other9%
Asian13%
Black6%
Mixed4%
Other3%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine20%
No car household15%
Unemployed3%
No qualifications18%

Housing tenure (Census 2021)

Private rent9%
Social rent6%

vs. London

Income vs London-5.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
7
Planning apps (12 months)
10
Planning apps (3 years)
9
Local approval rate
60%
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)
1
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
Land at rear of and at 49-67, Land at rear of and at 49-67, FELLOWES ROAD, Carshalton, SM5 2SX34 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 2BL

Full postcodeSM5 2BL
Postcode districtSM5
BoroughLondon Borough of Sutton
WardThe Wrythe
Latitude51.377437
Longitude-0.167576
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