The Wrythe · Sutton · Carshalton and Wallington constituency · 51.37971, -0.16488

SM5 2FH— The Wrythe, Sutton

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

Under-the-radar value

 

Schools 83%Safety 86/100Transport 28/100Yield 4.76%

Best for: Families

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

Liveability
55
Safety
86
Schools
90
Transport
28
Environment
58
Investment
47

The bottom line

SM5 2FH offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £302,500 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 2FH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-41.8% vs London avg
vs London income+6.2% vs London avg
vs London crime-46.0% vs London avg

Deep-dive guides for SM5 2FH

🛡️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 2FH 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 · 6 min walk

KS2: 106.3

★★

Secondary

Carshalton Boys Sports College

Good · Inspected Oct 2022 · 9 min walk

P8: -0.14A8: 45.0

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Spencer Nursery School

Not inspected · 7 min walk

4 primaries · 1 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

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.

£302,500

Median sale price

Bottom 25% — 42% below London median

£302,500 is 42% below the London median (£520,000)

-1.6%

This year

Flat

Dominant type

Price history

5-year change
+18.6%
Sales (24 months)6
New build0.0%
Avg flat£302,500
Price per m²£5,000/m²
Price per ft²£465/ft²
Avg floor area61.2 m²

EPC breakdown

B
70%
C
22%

Based on 92 properties · Confidence: high

Street mix

Flat 99%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£2,625
First-time buyerFTB
£0
Additional propertyBTL/2nd
£11,700

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

6.8×

Price-to-income

£1,513/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£153,000
Rebuild cost per m²£2,500/m²

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

Construction era2012
WallsAverage thermal transmittance 0.22 W/m²K
Roof(other premises above)
Heating fuelmains gas (community)
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,824
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2012–2026 · CAGR

+4.8%

Total change

+92%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.6%

per year

Acceleration

-10.57

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £300k–£350k · 78 sales

Property Type Mix

Total: 78 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2012–2012£156k£156k+0%16
Help-to-Buy recovery2014–2016£195k£294k+50.6%8
Brexit uncertainty2018–2019£310k£279k-10%4
Pandemic surge2020–2021£298k£255k-14.4%6
Rate-rise correction2022–2023£278k£286k+3%4
Current market2024–2026£280k£300k+7.1%3.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.7% alpha

Flat/maisonette+0.7% α
Local
5.3%
District
4.6%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing7
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
10 min walk
Mitcham Junction Tram StopTram
19 min walk
Beddington Lane Tram StopTram
24 min walk
Mitcham Tram StopTram
25 min walk
Belgrave Walk Tram StopTram
32 min walk
No bus stops within 400m

33

Walkability score

67

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

16

Car parks (800m)

0

EV chargers (800m)

Nearest car park167m
Santander docks (800m)0
Nearest cycle dock5.2 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

99%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed495 Mbps
Median download448 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
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.2 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 13%
Above average green space

Nearest SSSI: Banstead Downs SSSI — 5.6 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

HACKBRIDGE MEDICAL CENTRE

8 SPINNING WHEEL WAY, HACKBRIDGE, SM6 7DS

8 min walk

83%

Recommend GP

83%

Overall GP experience

2

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest A&EEPSOM AND ST HELIER UNIVERSITY HOSPITALS NHS TRUST · 1.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%67.6%

Amenities

Shops, restaurants, parks and more

124

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Red Lion (531 m)

No restaurants within 800m — nearest: Olives Peri Peri (636 m)

Nearest supermarketShilpa's News · 86 m
1 swimming pools

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)

834m

Post office

Nearby shops

Today's Local632 m
Hackbridge Convenience Store669 m
B3682 m
A&J Mini Market686 m

Nearby cafes

Hackbridge Cafe680 m
George's Cafe834 m
Moo & Bean Cafe835 m
Sunshine Cafe845 m

Nearby restaurants

Olives Peri Peri636 m
Mega Kebab649 m
Equinox Fish Bar649 m
Jhorna Tandoori650 m

Nearby pubs

The Red Lion531 m
The Railway Tavern1.2 km

Nearby pharmacies

Kamsons Pharmacy786 m
Anna Pharmacy811 m
Boots869 m

Nearby health

Wandle Valley Health Centre533 m
Hackbridge Medical Centre653 m
Sutton Dental Care677 m
Carlton Dental928 m
Food hygiene (5-star)81% of 16

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
137

High street

E

High street health

Registered businesses

ALABRO LTD
ARCAHUB LIMITED
AURORA TALENT SOLUTIONS LIMITED
IBERIAN SHUTTERS LTD
MADE FOR REAL KINGS LTD

+4 more

Investment

Investment grade, yield and market outlook

47

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
4.8% (good)London avg: 3.8%Strong yield — top 22% of London
Gentrification score20/100
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

53.8

Price growth score

C
Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,386m
Crossrail 2 route5,451m

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-41.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Planning apps (12 months)
12
Planning apps (3 years)
12
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)
5
Largest scheme
474 homes · Durand Close Regeneration, Durand Close Regeneration, Durand Close, Carshalton, SM5 2BT
Pipeline pressure
NONE

Named schemes (500m)

Durand Close Regeneration, Durand Close Regeneration, Durand Close, Carshalton, SM5 2BT474 homes
completed
Phases 2 to 4 Durand Close Regeneration, Phases 2 to 4 Durand Close Regeneration, DURAND CLOSE, Carshalton, SM5 2BT325 homes
completed
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
Phases 3 to 4, Phases 3 to 4, DURAND CLOSE, Carshalton, SM5 2FH76 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 (£302,500)

£2,625

Standard buyer

£0

First-time buyer

Save £2,625

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 2FH

Full postcodeSM5 2FH
Postcode districtSM5
BoroughLondon Borough of Sutton
WardThe Wrythe
Latitude51.379706
Longitude-0.164884
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