St Helier West · Sutton · Carshalton and Wallington constituency · 51.37848, -0.17187

SM5 2ET— St Helier West, Sutton

Location and area intelligence for SM5 2ET, St Helier West, Sutton

Strong, well-rated schools nearby

 

Schools 88%Safety 83/100Transport 18/100Yield 3.53%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
55
Safety
83
Schools
76
Transport
18
Environment
58
Investment
43

The bottom line

SM5 2ET 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: 62 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

SM5 2ET

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-5.5% vs London avg
vs London crime-23.0% vs London avg

Deep-dive guides for SM5 2ET

🛡️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 2ET 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 · 2 min walk

KS2: 107.9

★★

Secondary

Carshalton Boys Sports College

Good · Inspected Oct 2022 · 3 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 · 12 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

49.9 incidents per 1,000 residents

Better than 63% of London
→ Stable

-8% vs borough

Crime by type

Other26%
Violence & sexual offences26%
Anti-social behaviour24%
Drug offences8%
Vehicle crime8%
Burglary7%
Theft2%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Mitcham Fire Station · 2.1km

Crime is 23% below London average

Property

Prices, sales volume and market trends

Avg floor area95.1 m²

EPC breakdown

B
4%
C
5%
D
4%

Based on 13 properties · Confidence: medium

Street mix

Semi 32%Terraced 11%Detached 57%

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

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£237,750
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)
RoofAverage thermal transmittance 0.18 W/m²K
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

1995–2023 · CAGR

+5.6%

Total change

+364%

Market Activity

Price Velocity & Acceleration

Current Velocity

-19.1%

per year

Acceleration

-74.80

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £350k–£400k · 28 sales

Property Type Mix

Total: 28 sales

Detached57.1%
Semi-detached32.1%
Terraced10.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£110k£118k+7.3%1.2
Post-dot-com plateau2001–2004£210k£215k+2.4%2.5
Pre-crash peak2005–2006£258k£270k+4.7%1
GFC & correction2008–2012£250k£342k+36.8%1.7
Help-to-Buy recovery2013–2015£360k£360k+0%1
Brexit uncertainty2018–2018£405k£405k+0%2
Pandemic surge2021–2021£630k£630k+0%1
Rate-rise correction2023–2023£510k£510k+0%1

Price Trajectory by Type

DetachedSemi-detached

Per-type alpha vs district

Best performer

Detached

+0.7% alpha

Weakest performer

Semi-detached

-2.8% alpha

Detached+0.7% α
Local
3.2%
District
2.5%
Semi-detached-2.8% α
Local
15.5%
District
18.3%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

61out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing8
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
Carshalton→ Victoria· 4 tph
28 min

Nearby stations

CarshaltonNational Rail
15 min walk
Mitcham Junction Tram StopTram
23 min walk
Mitcham Tram StopTram
26 min walk
Beddington Lane Tram StopTram
30 min walk
Belgrave Walk Tram StopTram
32 min walk
No bus stops within 400m

32

Walkability score

40

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge65 min ↑
Victoria ★62 min
Waterloo64 min ↑
Canary Wharf77 min ↑
City69 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

9

Car parks (800m)

0

EV chargers (800m)

Nearest car park499m
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 AONB14% green spaceTree canopy: 10%
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

CHESSER PRACTICE

ELMHURST COURT, 121 WRYTHE LANE, SM5 2RT

7 min walk

78%

Recommend GP

78%

Overall GP experience

8

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest A&EEPSOM AND ST HELIER UNIVERSITY HOSPITALS NHS TRUST · 847 m
A&E 4hr targetNHS target: 95% · London avg: ~68%67.6%

Amenities

Shops, restaurants, parks and more

120

Parks (1km)

12

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

5

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Railway Tavern (1.1 km)

Nearest supermarketSt. Helier Food & Wine · 499 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

1

Libraries (1km)

0

Cinemas (2km)

724m

Post office

Nearby shops

Londis557 m
Wrythe Convenience Store585 m
Sainsbury's Local641 m
Budgens669 m

Nearby cafes

Tudor Cafe506 m
H's Cafe572 m
George's Cafe699 m
Moo & Bean Cafe703 m

Nearby restaurants

Dolphin Fish Bar496 m
Morley's502 m
Bombay652 m
Pearl China657 m

Nearby pubs

The Railway Tavern1.1 km

Nearby gyms

Carshalton Athletic Football Club981 m

Nearby pharmacies

Salmina Pharmacy581 m
Kamsons Pharmacy661 m
Anna Pharmacy674 m
Boots708 m

Nearby health

The Wrythe Green Surgery725 m
Carshalton Dental Centre753 m
Green Wyrthe Surgery753 m
Wandle Valley Health Centre832 m
Food hygiene (5-star)56% of 36

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

43

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 score17/100
Right-to-buy sales (5yr)Owner-occupier growth signal137

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.3%

Rent growth (1yr)

Market liquidity

Future outlook

22

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,890m
Crossrail 2 route5,332m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,001 nationally

1,844

Est. population

9,812/km²

64%

Employed

30%

Degree educated

£39,700

Median income

3.6%

Claimant rate

SuburbanHigh densityMixed

54

Community stability

Age profile

29%
18%
24%
19%
Under 1829%
18–3418%
35–4924%
50–6419%
65+11%

Tenure

20%
41%
28%
Own outright20%
Own (mortgage)41%
Private rent10%
Social rent28%
Shared ownership1%

Ethnicity

60%
17%
White British60%
White Other8%
Asian17%
Black5%
Mixed5%
Other5%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine21%
No car household18%
Unemployed4%
No qualifications21%

Housing tenure (Census 2021)

Social rent28%
Private rent10%

vs. London

Income vs London-5.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Planning apps (12 months)
8
Planning apps (3 years)
12
Local approval rate
75%
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
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
Land at rear of and at 49-67, Land at rear of and at 49-67, FELLOWES ROAD, Carshalton, SM5 2SX34 homes
completed
RED KITE RECYCLING CENTRE, RED KITE RECYCLING CENTRE, FELLOWES ROAD, SM526 homes
completed

Politics

Local councillors and MP

Ward majority
Reform UK
Ward majority vote
10.6%
Election year
2026
MP
Bobby Dean (Liberal Democrat)
MP majority
7,905
Constituency
Carshalton and Wallington

Councillors

Joicy Antini JosephLib Dems
Janey GouldReform UK
Alison LongReform UK

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Key facts for SM5 2ET

Full postcodeSM5 2ET
Postcode districtSM5
BoroughLondon Borough of Sutton
WardSt Helier West
Latitude51.378476
Longitude-0.171874
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