The Wrythe · Sutton · Carshalton and Wallington constituency · 51.37071, -0.16241

SM5 2HP— The Wrythe, Sutton

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

The family fortress

 

Schools 86%Safety 82/100Transport 34/100Yield 4.50%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
64
Safety
82
Schools
100
Transport
34
Environment
62
Investment
46

The bottom line

SM5 2HP offers exceptional schools (100% Good/Outstanding) and low crime at £320,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: 53 min to victoria — above average for this zone and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

SM5 2HP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-38.5% vs London avg
vs London income+6.2% vs London avg
vs London crime-14.0% vs London avg

Deep-dive guides for SM5 2HP

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

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“The family fortress”

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How SM5 2HP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Victor Seymour Infants' School

Outstanding · Inspected Sept 2019 · 2 min walk

—

Secondary

Carshalton High School for Girls

Not yet inspected · 6 min walk

P8: +0.44A8: 52.1

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Spencer Nursery School

Not inspected · 19 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

56.2 incidents per 1,000 residents

Better than 57% of London
→ Stable

+4% vs borough

Crime by type

Violence & sexual offences34%
Other22%
Anti-social behaviour16%
Vehicle crime15%
Burglary8%
Drug offences5%
Robbery1%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Beddington & Wallington Fire Station · 1.4km

Crime is 14% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£320,000

Median sale price

Bottom 25% — 38% below London median

£320,000 is 38% below the London median (£520,000)

+34.0%

This year

Flat

Dominant type

Price history

5-year change
+13.8%
Sales (24 months)7
New build0.0%
Avg flat£320,000
Price per m²£5,281/m²
Price per ft²£491/ft²
Avg floor area63.2 m²

EPC breakdown

B
4%
C
17%
D
6%
E
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

Stamp duty

Standard buyer£3,500
First-time buyerFTB
£0
Additional propertyBTL/2nd
£13,100

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

7.2×

Price-to-income

£1,601/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£158,000
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 DAnnual charge £2,052
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2001–2026 · CAGR

+3.1%

Total change

+113%

Market Activity

Price Velocity & Acceleration

Current Velocity

+8.1%

per year

Acceleration

+13.40

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £200k–£250k · 71 sales

Property Type Mix

Total: 71 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2004£158k£190k+20.6%11
Pre-crash peak2005–2007£190k£194k+2.1%2.3
GFC & correction2008–2011£181k£155k-14.5%1
Help-to-Buy recovery2013–2016£202k£283k+40%2.3
Brexit uncertainty2017–2019£231k£306k+32.6%2
Pandemic surge2021–2021£281k£281k+0%4
Rate-rise correction2022–2023£316k£330k+4.5%2
Current market2024–2026£328k£335k+2.3%2.7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.9% alpha

Flat/maisonette-1.9% α
Local
2.9%
District
4.8%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

30out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing4
Trend Position40

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
5 min walk
Mitcham Junction Tram StopTram
31 min walk
Beddington Lane Tram StopTram
31 min walk
Therapia Lane Tram StopTram
36 min walk
Ampere Way Tram StopTram
37 min walk
No bus stops within 400m

37

Walkability score

64

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

18

Car parks (800m)

0

EV chargers (800m)

Nearest car park74m
Santander docks (800m)0
Nearest cycle dock5.8 km

Nearby car parks

🅿️
The Square Carshalton· yes
667m

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: 13.2 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 49%
More green space than 82% of London

Nearest SSSI: Banstead Downs SSSI — 4.9 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

8 min walk

98%

Recommend GP

98%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest A&EEPSOM AND ST HELIER UNIVERSITY HOSPITALS NHS TRUST · 1.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%67.6%

Amenities

Shops, restaurants, parks and more

197

Parks (1km)

18

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 620 m
7 tennis courts1 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)

555m

Post office

Nearby shops

Allsorts News311 m
The Vegetable Patch471 m
Wrythe Green Newsagents475 m
Scotts Butchers481 m

Nearby cafes

The Old Yard287 m
Yew & Co313 m
Sunshine Cafe382 m
Moo & Bean Cafe466 m

Nearby restaurants

Taka266 m
Mogul Tandoori286 m
The Best Kebab286 m
Sofra Grill II315 m

Nearby pubs

The Lord Palmerston203 m
The Railway Tavern285 m
The Sun418 m
The Hope522 m

Nearby gyms

Westcroft Leisure Centre410 m
Carshalton Athletic Football Club669 m

Nearby pharmacies

Kamsons Pharmacy481 m
Medipharmacy577 m

Nearby health

Carlton Dental338 m
Carshalton Dental Centre634 m
The Wrythe Green Surgery635 m
Hackbridge Medical Centre941 m
Food hygiene (5-star)71% of 76

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

NEWLIVE LTD

Investment

Investment grade, yield and market outlook

46

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
4.5% (good)London avg: 3.8%Strong yield — top 25% of London
Gentrification score26/100
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

67.8

Price growth score

B
Low

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,592m
Crossrail 2 route6,403m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,606 nationally

1,566

Est. population

10,206/km²

64%

Employed

39%

Degree educated

£44,600

Median income

3.1%

Claimant rate

SuburbanHigh densityOwner occupiers / families

56

Community stability

Age profile

22%
16%
25%
20%
17%
Under 1822%
18–3416%
35–4926%
50–6421%
65+17%

Tenure

33%
40%
15%
Own outright33%
Own (mortgage)40%
Private rent15%
Social rent12%
Rent free0%

Ethnicity

69%
White British69%
White Other10%
Asian10%
Black3%
Mixed7%
Other1%

Employment & lifestyle

Managerial / professional43%
Routine / semi-routine15%
No car household24%
Unemployed3%
No qualifications14%

Housing tenure (Census 2021)

Private rent15%
Social rent12%

vs. London

Income vs London+6.2%
Price vs London-38.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
67
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
10
Local approval rate
44%
Borough approval rate
59%
Opportunity area
No
CIL rate (residential)
£130/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
12
Largest scheme
121 homes · FORMER BP SITE, FORMER BP SITE, MILL LANE, SM5
Pipeline pressure
NONE

Named schemes (500m)

FORMER BP SITE, FORMER BP SITE, MILL LANE, SM5121 homes
completed
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
VINAMUL, VINAMUL, MILL LANE, SM551 homes
completed
45-55, 45-55, DENMARK ROAD, SM5 2JE28 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 (£320,000)

£3,500

Standard buyer

£0

First-time buyer

Save £3,500

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 2HP

Full postcodeSM5 2HP
Postcode districtSM5
BoroughLondon Borough of Sutton
WardThe Wrythe
Latitude51.370711
Longitude-0.162413
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