The Wrythe · Sutton · Carshalton and Wallington constituency · 51.37537, -0.16955

SM5 2DR— The Wrythe, Sutton

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

The practical family move

 

Schools 89%Safety 88/100Transport 32/100Low yield 3.31%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
62
Safety
88
Schools
69
Transport
32
Environment
60
Investment
40

The bottom line

SM5 2DR offers exceptional schools (89% Good/Outstanding), low crime and fast broadband at £435,369 median — 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 2DR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-16.3% vs London avg
vs London income-5.5% vs London avg
vs London crime-64.0% vs London avg

Deep-dive guides for SM5 2DR

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

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“The practical family move”

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How SM5 2DR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

69

Education score

Good for families
★ Top school within 1km
★

Primary

Muschamp Primary School and Language Opportunity Base

Requires Improvement · Inspected Jun 2023 · 3 min walk

KS2: 107.9

—

Secondary

Carshalton High School for Girls

Not yet inspected · 8 min walk

P8: +0.44A8: 52.1

89% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Above London average

Childcare

Childcare

Spencer Nursery School

Not inspected · 14 min walk

6 primaries · 3 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

92

Road safety score

4

Accidents (5yr)

1

KSI (5yr)

6

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Mitcham Fire Station · 2.4km

Crime is 64% 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.

£435,369

Median sale price

16% below London median

£435,369 is 16% below the London median (£520,000)

+1.7%

This year

Semi-detached

Dominant type

Price history

5-year change
-4.8%
Sales (24 months)5
New build0.0%
Avg semi-detached£442,684
Avg flat£425,000
Price per m²£6,328/m²
Price per ft²£588/ft²
Avg floor area69.1 m²

EPC breakdown

B
7%
C
10%
D
20%
E
7%
F
2%
G
2%

Based on 48 properties · Confidence: high

Street mix

Semi 60%Terraced 8%Detached 15%Flat 15%Other 2%

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£9,268
First-time buyerFTB
£518
Additional propertyBTL/2nd
£22,330

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

11.0×

Price-to-income

£2,178/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Stable

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£172,750
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

+6.2%

Total change

+516%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.7%

per year

Acceleration

+16.68

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £350k–£400k · 59 sales

Property Type Mix

Total: 59 sales

Detached15.3%
Semi-detached61%
Terraced8.5%
Flat/maisonette15.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£71k£128k+80.3%2.2
Post-dot-com plateau2001–2004£125k£220k+76%2.3
Pre-crash peak2005–2007£219k£151k-30.8%2.7
GFC & correction2008–2012£234k£269k+15%2.3
Help-to-Buy recovery2014–2016£296k£330k+11.4%3.7
Brexit uncertainty2017–2019£384k£362k-5.8%1.5
Pandemic surge2020–2021£391k£458k+17.2%2
Rate-rise correction2022–2023£454k£515k+13.6%1.5
Current market2024–2025£433k£435k+0.7%3.5

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+4% alpha

Weakest performer

Semi-detached

-0.5% alpha

Flat/maisonette+4% α
Local
9.1%
District
5.1%
Semi-detached-0.5% α
Local
6.2%
District
6.7%

CAGR over 9yr 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 Velocity40
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

CarshaltonNational Rail
10 min walk
Mitcham Junction Tram StopTram
26 min walk
Beddington Lane Tram StopTram
31 min walk
Mitcham Tram StopTram
31 min walk
Belgrave Walk Tram StopTram
36 min walk
No bus stops within 400m

36

Walkability score

53

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

11

Car parks (800m)

0

EV chargers (800m)

Nearest car park398m
Santander docks (800m)0
Nearest cycle dock5.6 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: 12.8 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 52%
Above average green space

Nearest SSSI: Banstead Downs SSSI — 5.0 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): None recorded

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

WRYTHE GREEN SURGERY

WRYTHE LANE, SM5 2RE

5 min walk

98%

Recommend GP

98%

Overall GP experience

4

GPs within 1km

2

Dentists within 1km

Nearest A&EEPSOM AND ST HELIER UNIVERSITY HOSPITALS NHS TRUST · 1.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%67.6%

Amenities

Shops, restaurants, parks and more

102

Parks (1km)

10

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

3

Convenience

No pubs within 400m — nearest: The Railway Tavern (720 m)

Nearest supermarketShilpa's News · 513 m
2 tennis courts2 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)

358m

Post office

Nearby shops

Sainsbury's Local264 m
Scotts Butchers300 m
The Vegetable Patch313 m
Wrythe Green Newsagents455 m

Nearby cafes

Moo & Bean Cafe325 m
Sunshine Cafe380 m
Yew & Co428 m
H's Cafe526 m

Nearby restaurants

Bombay275 m
Pearl China279 m
Royal Fried Chicken291 m
Wrythe Green Fish Bar340 m

Nearby pubs

The Railway Tavern720 m
The Lord Palmerston892 m
The Hope942 m
The Sun991 m

Nearby gyms

Carshalton Athletic Football Club656 m

Nearby pharmacies

Kamsons Pharmacy281 m
Salmina Pharmacy524 m
Anna Pharmacy1.0 km
Boots1.1 km

Nearby health

The Wrythe Green Surgery398 m
Carshalton Dental Centre427 m
Carlton Dental465 m
Wandle Valley Health Centre1.1 km
Food hygiene (5-star)65% of 43

Business

Local businesses registered here

Active businesses
5
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

118 GREEN WRYTHE LANE LIMITED
MG SCAFFOLDING SOLUTIONS LTD
THE VINE STAYS LIMITED
TRUST CLEANING LTD
TRUST SERVICES LIMITED

Investment

Investment grade, yield and market outlook

40

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
3.3% (average)London avg: 3.8%Below average yield — bottom 55%
Gentrification score18/100
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

51.2

Price growth score

C
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,854m
Crossrail 2 route5,713m

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

Inner cityHigh 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%
Price vs London-16.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
8
Planning apps (12 months)
9
Planning apps (3 years)
7
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)
2
Largest scheme
474 homes · Durand Close Regeneration, Durand Close Regeneration, Durand Close, Carshalton, SM5 2BT
Pipeline pressure
NONE

Named schemes (500m)

LAND R/O CARSHALTON LAUNDRY, LAND R/O CARSHALTON LAUNDRY, MUSCHAMP ROAD, (A.K.A. GROVESIDE CLOSE), SM594 homes
completed
FORMER LAUNDRY SITE, FORMER LAUNDRY SITE, MUSCHAMP ROAD, SM579 homes
completed
FELLOWES ROAD DEPOT, FELLOWES ROAD DEPOT, FELLOWES ROAD, SM5 2SX70 homes
completed
NUTFIELD CLOSE (1-32), 42-56, NUTFIELD CLOSE (1-32), 42-56, WILLIAM STREET, SM5 2RB37 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£435,369)

£9,268

Standard buyer

£518

First-time buyer

Save £8,750

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 SM5 2DR

Full postcodeSM5 2DR
Postcode districtSM5
BoroughLondon Borough of Sutton
WardThe Wrythe
Latitude51.375373
Longitude-0.169555
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