The Wrythe · Sutton · Carshalton and Wallington constituency · 51.37572, -0.16138

SM5 2EE— The Wrythe, Sutton

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

Strong, well-rated schools nearby

 

Schools 83%Safety 81/100Transport 31/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
61
Safety
81
Schools
50
Transport
31
Environment
58
Investment
40

The bottom line

SM5 2EE offers exceptional schools (83% Good/Outstanding) and low crime — 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 2EE

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+6.2% vs London avg
vs London crime-8.0% vs London avg

Deep-dive guides for SM5 2EE

🛡️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 2EE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

50

Education score

Fair for families
★ Top school within 1km
—

Primary

Hackbridge Primary School

Not yet inspected · 5 min walk

KS2: 107.5

—

Secondary

Carshalton High School for Girls

Not yet inspected · 11 min walk

P8: +0.44A8: 52.1

83% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Above London average

Childcare

Childcare

Spencer Nursery School

Not inspected · 12 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

59.6 incidents per 1,000 residents

Better than 55% of London
→ Stable

+10% vs borough

Crime by type

Violence & sexual offences33%
Anti-social behaviour28%
Other17%
Vehicle crime14%
Drug offences2%
Theft2%
Robbery2%
Burglary1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 1.7km

Crime is 8% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£4,196/m²
Price per ft²£390/ft²
Avg floor area46.4 m²

EPC breakdown

B
2%
C
17%
D
8%

Based on 27 properties · Confidence: medium

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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£116,000
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1991-1995
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

1996–2026 · CAGR

+4.9%

Total change

+321%

Market Activity

Price Velocity & Acceleration

Current Velocity

+25.8%

per year

Acceleration

+43.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £150k–£175k · 73 sales

Property Type Mix

Total: 73 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£57k£77k+34.8%3.8
Post-dot-com plateau2001–2004£78k£143k+83.3%3.8
Pre-crash peak2005–2007£132k£152k+15.2%4.3
GFC & correction2009–2012£131k£165k+26%1
Help-to-Buy recovery2014–2016£167k£217k+29.8%3.3
Brexit uncertainty2017–2019£219k£198k-9.6%2.3
Pandemic surge2020–2021£195k£202k+3.6%1
Rate-rise correction2022–2023£264k£230k-13.1%1
Current market2025–2026£190k£239k+25.8%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.9% alpha

Flat/maisonette-0.9% α
Local
4.9%
District
5.8%

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

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
Hackbridge→ Victoria· 4 tph
27 min

Nearby stations

HackbridgeNational Rail
7 min walk
Mitcham Junction Tram StopTram
24 min walk
Beddington Lane Tram StopTram
25 min walk
Therapia Lane Tram StopTram
31 min walk
Mitcham Tram StopTram
31 min walk
No bus stops within 400m

33

Walkability score

54

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 park401m
Santander docks (800m)0
Nearest cycle dock5.4 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.6 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 46%
Above average green space

Nearest SSSI: Banstead Downs SSSI — 5.4 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

HACKBRIDGE MEDICAL CENTRE

8 SPINNING WHEEL WAY, HACKBRIDGE, SM6 7DS

5 min walk

83%

Recommend GP

83%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest A&EEPSOM AND ST HELIER UNIVERSITY HOSPITALS NHS TRUST · 1.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%67.6%

Amenities

Shops, restaurants, parks and more

169

Parks (1km)

10

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Red Lion (391 m)

Nearest supermarketShilpa's News · 432 m
1 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)

568m

Post office

Nearby shops

B3531 m
Sainsbury's Local560 m
Today's Local577 m
Hackbridge Convenience Store584 m

Nearby cafes

Yew & Co529 m
Sunshine Cafe564 m
Hackbridge Cafe569 m
Moo & Bean Cafe606 m

Nearby restaurants

Sofra Grill II534 m
Ginger Italian562 m
Pizza Hut Delivery567 m
Wrythe Green Fish Bar573 m

Nearby pubs

The Red Lion391 m
The Lord Palmerston760 m
The Railway Tavern777 m
Rose & Crown905 m

Nearby gyms

Westcroft Leisure Centre878 m

Nearby pharmacies

Kamsons Pharmacy570 m
Medipharmacy1.1 km

Nearby health

Hackbridge Medical Centre467 m
Sutton Dental Care532 m
Carlton Dental618 m
The Wrythe Green Surgery807 m
Food hygiene (5-star)67% of 33

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

INTEGRATED COMMS LTD
JUNGLE BEE LTD
PLAYERS GAME LONDON LTD

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
3.5% (average)London avg: 3.8%Above average yield
Gentrification score20/100
Right-to-buy sales (5yr)Owner-occupier growth signal137
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.3%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

51.3

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,309m
Crossrail 2 route5,956m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,643 nationally

1,443

Est. population

7,585/km²

67%

Employed

37%

Degree educated

£44,600

Median income

2.1%

Claimant rate

SuburbanHigh densityOwner occupiers / families

56

Community stability

Age profile

21%
20%
23%
21%
16%
Under 1821%
18–3420%
35–4923%
50–6421%
65+16%

Tenure

35%
42%
16%
Own outright35%
Own (mortgage)42%
Private rent16%
Social rent6%
Shared ownership1%

Ethnicity

73%
White British73%
White Other10%
Asian7%
Black5%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine17%
No car household22%
Unemployed4%
No qualifications17%

Housing tenure (Census 2021)

Private rent16%
Social rent6%

vs. London

Income vs London+6.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
6
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)
7
Largest scheme
474 homes · Durand Close Regeneration, Durand Close Regeneration, Durand Close, Carshalton, SM5 2BT
Pipeline pressure
NONE

Named schemes (500m)

93-123, 93-123, NIGHTINGALE ROAD, SM580 homes
completed
1-72, 1-72, CORBET CLOSE, SM3 9NJ54 homes
completed
Vulcan House, Vulcan House, RESTMOR WAY, Hackbridge, SM6 7AH48 homes
completed
1-16, 1-16, NIGHTINGALE CLOSE, Carshalton, SM5 2DD25 homes
completed
Bridge House, Bridge House, RESTMOR WAY, Hackbridge, SM6 7AH8 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 2EE

Full postcodeSM5 2EE
Postcode districtSM5
BoroughLondon Borough of Sutton
WardThe Wrythe
Latitude51.375721
Longitude-0.161380
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