Hackbridge · Sutton · Carshalton and Wallington constituency · 51.38045, -0.16086

SM5 2FE— Hackbridge, Sutton

Location and area intelligence for SM5 2FE, Hackbridge, Sutton

Under-the-radar value

 

Schools 67%Safety 86/100Transport 32/100Yield 5.82%

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
54
Safety
86
Schools
90
Transport
32
Environment
59
Investment
54

The bottom line

SM5 2FE offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £247,500 median — strong value for Families 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 2FE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-52.4% vs London avg
vs London income+6.2% vs London avg
vs London crime-46.0% vs London avg

Deep-dive guides for SM5 2FE

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

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“Under-the-radar value”

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How SM5 2FE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Culvers House Primary School

Good · Inspected May 2023 · 2 min walk

KS2: 106.3

—

Secondary

Carshalton High School for Girls

Not yet inspected · 17 min walk

P8: +0.44A8: 52.1

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Spencer Nursery School

Not inspected · 5 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

34.9 incidents per 1,000 residents

Better than 75% of London
→ Stable

-36% vs borough

Crime by type

Violence & sexual offences57%
Other29%
Anti-social behaviour10%
Drug offences3%
Burglary2%
Theft0%
Robbery0%
Vehicle crime0%

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Mitcham Fire Station · 2.0km

Crime is 46% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£247,500

Median sale price

Bottom 25% — 52% below London median

£247,500 is 52% below the London median (£520,000)

+6.2%

This year

Flat

Dominant type

Price history

5-year change
-4.8%
Sales (24 months)6
New build0.0%
Avg terraced£403,000
Avg flat£240,000
Price per m²£4,741/m²
Price per ft²£440/ft²
Avg floor area52.8 m²

EPC breakdown

C
28%
D
10%

Based on 38 properties · Confidence: high

Street mix

Semi 5%Terraced 17%Flat 78%Other 1%

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£0
First-time buyerFTB
£0
Additional propertyBTL/2nd
£7,425

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

5.5×

Price-to-income

£1,238/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£132,000
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

1996–2026 · CAGR

+3.9%

Total change

+211%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.3%

per year

Acceleration

+9.67

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £100k–£125k · 131 sales

Property Type Mix

Total: 131 sales

Semi-detached4.6%
Terraced16.8%
Flat/maisonette78.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£82k£124k+51.2%12.5
Post-dot-com plateau2001–2004£95k£132k+38.9%8
Pre-crash peak2005–2007£155k£157k+1.6%4.3
GFC & correction2008–2012£190k£137k-27.9%2
Help-to-Buy recovery2013–2016£155k£238k+53.5%2.8
Brexit uncertainty2017–2019£280k£293k+4.6%2
Pandemic surge2021–2021£260k£260k+0%3
Rate-rise correction2023–2023£258k£258k+0%2
Current market2024–2026£249k£255k+2.6%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.2% alpha

Weakest performer

Terraced

-1.2% alpha

Flat/maisonette-1.2% α
Local
4.8%
District
6%
Terraced-1.2% α
Local
14.1%
District
15.3%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
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
17 min walk
Beddington Lane Tram StopTram
20 min walk
Mitcham Tram StopTram
25 min walk
Therapia Lane Tram StopTram
29 min walk
No bus stops within 400m

33

Walkability score

80

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

19

Car parks (800m)

0

EV chargers (800m)

Nearest car park108m
Santander docks (800m)0
Nearest cycle dock5.1 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 waterMEDIUM
Medium
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: 12.1 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 64%
Above average green space

Nearest SSSI: Banstead Downs SSSI — 5.8 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

HACKBRIDGE MEDICAL CENTRE

8 SPINNING WHEEL WAY, HACKBRIDGE, SM6 7DS

5 min walk

83%

Recommend GP

83%

Overall GP experience

1

GPs within 1km

1

Dentists within 1km

3

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

93

Parks (1km)

7

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Red Lion (330 m)

Nearest supermarketShilpa's News · 327 m

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)

407m

Post office

Nearby shops

Today's Local366 m
Sainsbury's Local378 m
Hackbridge Convenience Store406 m
A&J Mini Market442 m

Nearby cafes

Hackbridge Cafe425 m
Yew & Co1.0 km
Sunshine Cafe1.0 km
Moo & Bean Cafe1.0 km

Nearby restaurants

Olives Peri Peri369 m
Jhorna Tandoori372 m
Mega Kebab373 m
Equinox Fish Bar373 m

Nearby pubs

The Red Lion330 m
Crown of Mitcham968 m

Nearby pharmacies

Kamsons Pharmacy980 m

Nearby health

Hackbridge Medical Centre435 m
Sutton Dental Care437 m
Wandle Valley Health Centre526 m
Carlton Dental1.1 km
Food hygiene (5-star)66% of 35

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

54

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
5.8% (good)London avg: 3.8%Strong yield — top 12% of London
Gentrification score14/100
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

42.1

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,094m
Crossrail 2 route5,535m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,875 nationally

1,807

Est. population

19,705/km²

72%

Employed

42%

Degree educated

£44,600

Median income

4.0%

Claimant rate

SuburbanVery high densityEstablished mixed

46

Community stability

Age profile

32%
23%
28%
Under 1832%
18–3423%
35–4928%
50–6412%
65+5%

Tenure

41%
16%
23%
Own outright10%
Own (mortgage)41%
Private rent16%
Social rent23%
Shared ownership11%

Ethnicity

54%
14%
White British54%
White Other14%
Asian12%
Black10%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine19%
No car household24%
Unemployed3%
No qualifications13%

Housing tenure (Census 2021)

Social rent23%
Private rent16%

vs. London

Income vs London+6.2%
Price vs London-52.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
10
Local approval rate
57%
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)

FORMER PHILLIPS/MULLARDS SITE (PHASE 1), FORMER PHILLIPS/MULLARDS SITE (PHASE 1), NEW ROAD, CR4228 homes
completed
Phase 1 Durand Estate Regeneration, Phase 1 Durand Estate Regeneration, Durand Close, North of Culver Avenue, Carshalton, SM5 2BU112 homes
completed
PHILLIPS/MULLARDS SITE (PART OF PHASE 1), PHILLIPS/MULLARDS SITE (PART OF PHASE 1), NEW ROAD, CR466 homes
completed
1-72, 1-72, CORBET CLOSE, SM3 9NJ54 homes
completed
FORMER PHILLIPS/MULLARDS SITE (PHASE 2), FORMER PHILLIPS/MULLARDS SITE (PHASE 2), NEW ROAD, CR452 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
18.6%
Election year
2026
MP
Bobby Dean (Liberal Democrat)
MP majority
7,905
Constituency
Carshalton and Wallington

Councillors

Tom FosterLib Dems
Dave TchilLabour and Co-operative Party

Stamp Duty & Affordability Calculator

Stamp duty on median price (£247,500)

£0

Standard buyer

£0

First-time buyer

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 2FE

Full postcodeSM5 2FE
Postcode districtSM5
BoroughLondon Borough of Sutton
WardHackbridge
Latitude51.380452
Longitude-0.160859
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