The Wrythe · Sutton · Carshalton and Wallington constituency · 51.37567, -0.15926

SM5 2NB— The Wrythe, Sutton

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

The family fortress

 

Schools 80%Safety 82/100Transport 37/100~4% 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
82
Schools
48
Transport
37
Environment
79
Investment
36

The bottom line

SM5 2NB offers exceptional schools (80% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 46 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

SM5 2NB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SM5 2NB

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SM5 2NB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

48

Education score

Fair for families
★ Top school within 1km
—

Primary

Hackbridge Primary School

Not yet inspected · 4 min walk

KS2: 107.5

—

Secondary

Carshalton High School for Girls

Not yet inspected · 12 min walk

P8: +0.44A8: 52.1

80% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Above London average

Childcare

Childcare

Spencer Nursery School

Not inspected · 12 min walk

6 primaries · 1 secondaries · 1 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: Fire Station · 1.7km

Crime is 14% below 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£6,141/m²
Price per ft²£570/ft²
Avg floor area93.7 m²

EPC breakdown

D
13%
E
1%

Based on 14 properties · Confidence: medium

Street mix

Semi 94%Terraced 7%

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£234,250
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,052
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.5%

Total change

+568%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.6%

per year

Acceleration

-17.89

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £250k–£300k · 46 sales

Property Type Mix

Total: 46 sales

Semi-detached93.5%
Terraced6.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£84k£175k+108.1%1.7
Post-dot-com plateau2001–2003£176k£226k+28.1%2.7
Pre-crash peak2005–2006£250k£250k+0%2
GFC & correction2009–2012£225k£253k+12.4%1.2
Help-to-Buy recovery2013–2014£330k£385k+16.7%1.5
Brexit uncertainty2017–2018£469k£490k+4.5%3
Pandemic surge2020–2021£505k£515k+2%2
Rate-rise correction2022–2023£600k£598k-0.4%1.5
Current market2024–2025£635k£561k-11.6%1.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.3% alpha

Semi-detached+0.3% α
Local
7.3%
District
7%

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

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
Below London average
Hackbridge→ Victoria· 4 tph
27 min

Nearby stations

HackbridgeNational Rail
6 min walk
Mitcham Junction Tram StopTram
24 min walk
Beddington Lane Tram StopTram
24 min walk
Therapia Lane Tram StopTram
30 min walk
Mitcham Tram StopTram
32 min walk
No bus stops within 400m

29

Walkability score

46

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge52 min ↑
Victoria ★46 min
Waterloo58 min ↑
Canary Wharf66 min ↑
City61 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

13

Car parks (800m)

0

EV chargers (800m)

Nearest car park323m
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 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: 12.6 km away✗ Not Green Belt✗ Not AONB84% green spaceTree canopy: 25%
More green space than 99% of London

Nearest SSSI: Banstead Downs SSSI — 5.4 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

4 min walk

83%

Recommend GP

83%

Overall GP experience

2

GPs within 1km

1

Dentists within 1km

2

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

186

Parks (1km)

7

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

Nearest supermarketLidl · 371 m
1 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)

491m

Post office

Nearby shops

B3426 m
Sainsbury's Local473 m
Hackbridge Convenience Store493 m
Today's Local494 m

Nearby cafes

Hackbridge Cafe472 m
Yew & Co632 m
Sunshine Cafe676 m
Moo & Bean Cafe728 m

Nearby restaurants

Asia Tandoori487 m
Olives Peri Peri500 m
Mega Kebab537 m
Equinox Fish Bar541 m

Nearby pubs

The Red Lion316 m
The Lord Palmerston776 m
Rose & Crown838 m
The Railway Tavern842 m

Nearby gyms

Westcroft Leisure Centre848 m
WCGS Sports Hall853 m

Nearby pharmacies

Kamsons Pharmacy697 m
Medipharmacy1.1 km

Nearby health

Hackbridge Medical Centre360 m
Sutton Dental Care428 m
Carlton Dental719 m
Wandle Valley Health Centre1.1 km
Food hygiene (5-star)69% of 32

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

PARKINSON-THAKE PROPERTIES LIMITED

Investment

Investment grade, yield and market outlook

36

Investment score

Weak

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
Sales last 12 months0

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

46.2

Price growth score

C
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,174m
Crossrail 2 route6,040m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
8
Local approval rate
62%
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)
8
Largest scheme
228 homes · FORMER PHILLIPS/MULLARDS SITE (PHASE 1), FORMER PHILLIPS/MULLARDS SITE (PHASE 1), NEW ROAD, CR4
Pipeline pressure
NONE

Named schemes (500m)

93-123, 93-123, NIGHTINGALE ROAD, SM580 homes
completed
1-72, 1-72, CORBET CLOSE, SM3 9NJ54 homes
completed
VINAMUL, VINAMUL, MILL LANE, SM551 homes
completed
Vulcan House, Vulcan House, RESTMOR WAY, Hackbridge, SM6 7AH48 homes
completed
1-16, 1-16, NIGHTINGALE CLOSE, Carshalton, SM5 2DD25 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 2NB

Full postcodeSM5 2NB
Postcode districtSM5
BoroughLondon Borough of Sutton
WardThe Wrythe
Latitude51.375670
Longitude-0.159255
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