Carshalton Central · Sutton · Carshalton and Wallington constituency · 51.36761, -0.16610

SM5 2PS— Carshalton Central, Sutton

Location and area intelligence for SM5 2PS, Carshalton Central, Sutton

The family fortress

 

Schools 88%Safety 79/100Transport 44/100Yield 4.25%⚠ Knotweed sites nearby

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
64
Safety
79
Schools
90
Transport
44
Environment
65
Investment
54

The bottom line

SM5 2PS offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £338,500 median — strong value for Families who can accept its trade-offs.

The catches: 50 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 2PS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-34.9% vs London avg
vs London income+10.5% vs London avg
vs London crime+16.0% vs London avg

Deep-dive guides for SM5 2PS

🛡️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 2PS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Mary's RC Infants School

Good · Inspected Sept 2023 · 2 min walk

—

Secondary

Carshalton High School for Girls

Not yet inspected · 4 min walk

P8: +0.44A8: 52.1

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Spencer Nursery School

Not inspected · 23 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

75.5 incidents per 1,000 residents

Higher crime than 57% of London
→ Stable

+39% vs borough

Crime by type

Other30%
Violence & sexual offences29%
Anti-social behaviour20%
Burglary7%
Vehicle crime6%
Drug offences4%
Robbery3%
Theft0%

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: Beddington & Wallington Fire Station · 1.4km

Crime is +16% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£338,500

Median sale price

Bottom 25% — 35% below London median

£338,500 is 35% below the London median (£520,000)

-5.8%

This year

Flat

Dominant type

Price history

5-year change
+2.9%
Sales (24 months)5
New build0.0%
Avg flat£338,500
Price per m²£5,826/m²
Price per ft²£541/ft²
Avg floor area58.4 m²

EPC breakdown

C
21%
D
9%
E
4%

Based on 34 properties · Confidence: high

Street mix

Terraced 3%Flat 97%

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£4,425
First-time buyerFTB
£0
Additional propertyBTL/2nd
£14,580

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

7.3×

Price-to-income

£1,693/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£146,000
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, filled cavity
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,824
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+5.9%

Total change

+491%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.9%

per year

Acceleration

-33.86

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £175k–£200k · 90 sales

Property Type Mix

Total: 90 sales

Terraced3.3%
Flat/maisonette96.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£55k£87k+58.2%2.5
Post-dot-com plateau2001–2002£128k£132k+2.9%3.5
Pre-crash peak2005–2007£145k£220k+51.7%3.7
GFC & correction2008–2012£211k£190k-10.2%2.2
Help-to-Buy recovery2013–2016£186k£305k+64.2%6.2
Brexit uncertainty2017–2019£320k£285k-10.9%2.7
Pandemic surge2020–2021£320k£329k+2.8%2
Rate-rise correction2022–2023£292k£265k-9.1%2
Current market2025–2026£342k£325k-4.9%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.7% alpha

Flat/maisonette+0.7% α
Local
6.3%
District
5.6%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

41out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume15
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Carshalton→ Victoria· 4 tph
28 min

Nearby stations

CarshaltonNational Rail
1 min walk
Mitcham Junction Tram StopTram
36 min walk
Beddington Lane Tram StopTram
37 min walk
Therapia Lane Tram StopTram
41 min walk
Mitcham Tram StopTram
42 min walk
No bus stops within 400m

44

Walkability score

95

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge55 min ↑
Victoria ★50 min
Waterloo61 min ↑
Canary Wharf69 min ↑
City64 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 park97m
Santander docks (800m)0
Nearest cycle dock6.1 km

Nearby car parks

🅿️
The Square Carshalton· yes
452m

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: 13.5 km away✗ Not Green Belt✗ Not AONB37% green spaceTree canopy: 10%
More green space than 91% of London

Nearest SSSI: Banstead Downs SSSI — 4.4 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

WRYTHE GREEN SURGERY

WRYTHE LANE, SM5 2RE

7 min walk

98%

Recommend GP

98%

Overall GP experience

3

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest A&EEPSOM AND ST HELIER UNIVERSITY HOSPITALS NHS TRUST · 1.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%67.6%

Amenities

Shops, restaurants, parks and more

66

Parks (1km)

19

Restaurants (800m)

8

Cafes (800m)

5

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

10

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 441 m
7 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

5

Late-night venues

C
443 licensed premises in borough167 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

543m

Post office

Nearby shops

Day 1 Local Express428 m
Sainsbury's Local455 m
Wrythe Green Newsagents462 m
The Vegetable Patch583 m

Nearby cafes

The Old Yard171 m
Bella416 m
Spilt Milk443 m
JJ Café449 m

Nearby restaurants

Mogul Tandoori179 m
The Best Kebab185 m
Taka251 m
New Shanghai Pearl433 m

Nearby pubs

The Hope94 m
The Sun143 m
The Racehorse166 m
The Railway Tavern192 m

Nearby gyms

Carshalton Athletic Football Club462 m
Westcroft Leisure Centre546 m

Nearby pharmacies

Medipharmacy422 m
Kamsons Pharmacy616 m

Nearby health

Carlton Dental436 m
Carshalton Dental Centre586 m
The Wrythe Green Surgery605 m
Sutton Medical Centre835 m
Food hygiene (5-star)71% of 77

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

A

High street health

Registered businesses

WEST STREET SOAPS LTD.

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
4.3% (average)London avg: 3.8%Above average yield
Gentrification score21/100
Right-to-buy sales (5yr)Owner-occupier growth signal137
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+4.3%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

56.8

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,969m
Crossrail 2 route6,595m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 13,951 nationally

1,616

Est. population

5,834/km²

66%

Employed

44%

Degree educated

£46,400

Median income

3.2%

Claimant rate

Inner cityMedium densityEstablished mixed

46

Community stability

Age profile

22%
21%
26%
17%
14%
Under 1822%
18–3421%
35–4926%
50–6417%
65+14%

Tenure

21%
32%
25%
21%
Own outright21%
Own (mortgage)32%
Private rent25%
Social rent21%
Shared ownership0%
Rent free0%

Ethnicity

68%
14%
White British68%
White Other14%
Asian6%
Black5%
Mixed6%
Other1%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine16%
No car household34%
Unemployed4%
No qualifications14%

Housing tenure (Census 2021)

Private rent25%
Social rent21%

vs. London

Income vs London+10.5%
Price vs London-34.9%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
67
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
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)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
10
Largest scheme
77 homes · 21-39, 21-39, DENMARK ROAD, SM5
Pipeline pressure
NONE

Named schemes (500m)

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
17, 17, DENMARK ROAD, SM5 2JE24 homes
completed
FORMER TEXACO GARAGE, 31-33, FORMER TEXACO GARAGE, 31-33, POUND STREET, Carshalton, SM5 3PG14 homes
completed
ROCHESTER ROAD CLINIC, ROCHESTER ROAD CLINIC, ROCHESTER ROAD, SM5 2LB14 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
18.1%
Election year
2026
MP
Bobby Dean (Liberal Democrat)
MP majority
7,905
Constituency
Carshalton and Wallington

Councillors

Andrew William JennerLib Dems
Isabel AraujoLib Dems
Jake Michael ShortLib Dems

Stamp Duty & Affordability Calculator

Stamp duty on median price (£338,500)

£4,425

Standard buyer

£0

First-time buyer

Save £4,425

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 2PS

Full postcodeSM5 2PS
Postcode districtSM5
BoroughLondon Borough of Sutton
WardCarshalton Central
Latitude51.367612
Longitude-0.166100
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