The Wrythe · Sutton · Carshalton and Wallington constituency · 51.37164, -0.16689

SM5 2EH— The Wrythe, Sutton

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

The family fortress

 

Schools 88%Safety 80/100Transport 39/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Lopsided profile — strong safety but weak transport

Liveability
62
Safety
80
Schools
52
Transport
39
Environment
61
Investment
42

The bottom line

SM5 2EH offers exceptional schools (88% 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 2EH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-5.5% vs London avg
vs London crime+13.0% vs London avg

Deep-dive guides for SM5 2EH

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SM5 2EH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

52

Education score

Fair for families
★ Top school within 1km
—

Primary

Harris Junior Academy Carshalton

Not yet inspected · Inspected Nov 2024 · 3 min walk

KS2: 108.0

—

Secondary

Carshalton High School for Girls

Not yet inspected · 3 min walk

P8: +0.44A8: 52.1

88% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Above London average

Childcare

Childcare

Spencer Nursery School

Not inspected · 18 min walk

7 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

73.8 incidents per 1,000 residents

Higher crime than 56% of London
→ Stable

+36% vs borough

Crime by type

Other36%
Violence & sexual offences27%
Anti-social behaviour18%
Drug offences9%
Vehicle crime5%
Burglary3%
Robbery2%
Theft1%

Road safety

91

Road safety score

5

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

MEDIUM pedestrian risk3 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Beddington & Wallington Fire Station · 1.7km

Crime is +13% above 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£4,007/m²
Price per ft²£372/ft²
Avg floor area80.7 m²

EPC breakdown

C
17%
D
7%
E
3%
F
1%

Based on 28 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£201,750
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, 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

1995–2025 · CAGR

+5.8%

Total change

+442%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.8%

per year

Acceleration

+25.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £175k–£200k · 65 sales

Property Type Mix

Total: 65 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£120k+100%2.4
Post-dot-com plateau2001–2004£120k£179k+49.2%1.7
Pre-crash peak2005–2007£160k£180k+12.5%3.3
GFC & correction2008–2012£202k£169k-16.4%2.2
Help-to-Buy recovery2013–2016£212k£289k+36.2%2.8
Brexit uncertainty2017–2018£285k£305k+7%3
Pandemic surge2020–2021£335k£290k-13.4%3
Rate-rise correction2022–2023£315k£283k-10.2%2
Current market2025–2025£325k£325k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.2% alpha

Flat/maisonette+0.2% α
Local
5.8%
District
5.6%

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

Buyer vs Seller Score

Composite market conditions index 0–100

26out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing2
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Carshalton→ Victoria· 4 tph
28 min

Nearby stations

CarshaltonNational Rail
4 min walk
Mitcham Junction Tram StopTram
30 min walk
Beddington Lane Tram StopTram
33 min walk
Mitcham Tram StopTram
36 min walk
Therapia Lane Tram StopTram
38 min walk
No bus stops within 400m

37

Walkability score

62

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 park138m
Santander docks (800m)0
Nearest cycle dock5.8 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 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: 13.1 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 19%
More green space than 78% of London

Nearest SSSI: Banstead Downs SSSI — 4.8 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

4 min walk

98%

Recommend GP

98%

Overall GP experience

3

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest A&EEPSOM AND ST HELIER UNIVERSITY HOSPITALS NHS TRUST · 1.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%67.6%

Amenities

Shops, restaurants, parks and more

96

Parks (1km)

12

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

4

Convenience

Nearest supermarketShilpa's News · 824 m
6 tennis courts2 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
443 licensed premises in borough167 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

98m

Post office

Nearby shops

The Vegetable Patch156 m
Wrythe Green Newsagents164 m
Scotts Butchers168 m
Sainsbury's Local205 m

Nearby cafes

Yew & Co66 m
Sunshine Cafe76 m
Moo & Bean Cafe147 m
The Old Yard293 m

Nearby restaurants

Sofra Grill II61 m
Ginger Italian68 m
Pizza Hut Delivery87 m
Wrythe Green Fish Bar118 m

Nearby pubs

The Railway Tavern266 m
The Lord Palmerston457 m
The Hope511 m
The Sun536 m

Nearby gyms

Carshalton Athletic Football Club411 m
Westcroft Leisure Centre718 m

Nearby pharmacies

Kamsons Pharmacy178 m
Salmina Pharmacy756 m
Medipharmacy787 m

Nearby health

Carlton Dental23 m
The Wrythe Green Surgery310 m
Carshalton Dental Centre313 m
Food hygiene (5-star)68% of 50

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

A

High street health

Investment

Investment grade, yield and market outlook

42

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 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

42.6

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,836m
Crossrail 2 route6,168m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,146 nationally

1,776

Est. population

8,783/km²

67%

Employed

39%

Degree educated

£39,700

Median income

4.0%

Claimant rate

Inner cityHigh densityEstablished mixed

51

Community stability

Age profile

25%
23%
24%
18%
Under 1825%
18–3423%
35–4924%
50–6418%
65+11%

Tenure

22%
40%
19%
17%
Own outright22%
Own (mortgage)40%
Private rent19%
Social rent17%
Shared ownership1%
Rent free0%

Ethnicity

61%
13%
White British61%
White Other11%
Asian13%
Black7%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine20%
No car household26%
Unemployed3%
No qualifications15%

Housing tenure (Census 2021)

Private rent19%
Social rent17%

vs. London

Income vs London-5.5%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
44
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
7
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)
3
Largest scheme
80 homes · 93-123, 93-123, NIGHTINGALE ROAD, SM5
Pipeline pressure
NONE

Named schemes (500m)

21-39, 21-39, DENMARK ROAD, SM577 homes
completed
Part of Carshalton College Site fronting, Part of Carshalton College Site fronting, Denmark Road, Carshalton, SM5 2JA57 homes
completed
NUTFIELD CLOSE (1-32), 42-56, NUTFIELD CLOSE (1-32), 42-56, WILLIAM STREET, SM5 2RB37 homes
completed
Leicester House, Leicester House, St James Road, 2-20 St Johns Road, Carshalton, SM5 2DU27 homes
completed
17, 17, DENMARK ROAD, SM5 2JE24 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 2EH

Full postcodeSM5 2EH
Postcode districtSM5
BoroughLondon Borough of Sutton
WardThe Wrythe
Latitude51.371635
Longitude-0.166888
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