The Wrythe · Sutton · Carshalton and Wallington constituency · 51.37160, -0.17093

SM5 2RD— The Wrythe, Sutton

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

The family fortress

 

Schools 86%Safety 80/100Transport 32/100Yield 3.53%

Best for: Families, Owner-occupiers

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

Liveability
60
Safety
80
Schools
90
Transport
32
Environment
61
Investment
50

The bottom line

SM5 2RD offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 62 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

SM5 2RD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-5.5% vs London avg
vs London crime+13.0% vs London avg

Deep-dive guides for SM5 2RD

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SM5 2RD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Rushy Meadow Primary Academy

Good · Inspected Dec 2019 · 4 min walk

KS2: 102.3

—

Secondary

Carshalton High School for Girls

Not yet inspected · 3 min walk

P8: +0.44A8: 52.1

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Spencer Nursery School

Not inspected · 19 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

73.8 incidents per 1,000 residents

Higher crime than 56% of London
→ Stable

+36% vs borough

Crime by type

Other36%
Violence & sexual offences27%
Anti-social behaviour18%
Drug offences9%
Vehicle crime5%
Burglary3%
Robbery2%
Theft1%

Road safety

99

Road safety score

1

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Beddington & Wallington Fire Station · 1.9km

Crime is +13% above London average

Property

Prices, sales volume and market trends

Avg floor area65.3 m²

EPC breakdown

C
3%
D
5%

Based on 8 properties · Confidence: low

Street mix

Terraced 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

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£163,250
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 100 mm loft insulation
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

1995–2021 · CAGR

+6.6%

Total change

+431%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.0%

per year

Acceleration

-7.09

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £200k–£250k · 23 sales

Property Type Mix

Total: 23 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£68k£93k+36.5%2.7
Post-dot-com plateau2002–2003£145k£155k+7.3%1.5
Pre-crash peak2006–2007£200k£237k+18.3%2.5
GFC & correction2009–2009£195k£195k+0%1
Help-to-Buy recovery2015–2016£295k£337k+14.1%1.5
Pandemic surge2021–2021£360k£360k+0%3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.6% alpha

Terraced-0.6% α
Local
6.6%
District
7.2%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing1
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Carshalton→ Victoria· 4 tph
28 min

Nearby stations

CarshaltonNational Rail
6 min walk
Mitcham Junction Tram StopTram
32 min walk
Beddington Lane Tram StopTram
35 min walk
Mitcham Tram StopTram
36 min walk
Therapia Lane Tram StopTram
41 min walk
No bus stops within 400m

37

Walkability score

41

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge65 min ↑
Victoria ★62 min
Waterloo64 min ↑
Canary Wharf77 min ↑
City69 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

11

Car parks (800m)

0

EV chargers (800m)

Nearest car park63m
Santander docks (800m)0
Nearest cycle dock5.9 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: 13.2 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 43%
More green space than 77% of London

Nearest SSSI: Banstead Downs SSSI — 4.6 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

0 min walk

98%

Recommend GP

98%

Overall GP experience

3

GPs within 1km

2

Dentists within 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

86

Parks (1km)

11

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

10

Sports (1km)

4

Convenience

No pubs within 400m — nearest: The Railway Tavern (434 m)

Nearest supermarketSt. Helier Food & Wine · 651 m
7 tennis courts2 swimming pools1 sports halls

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)

249m

Post office

Nearby shops

Wrythe Green Newsagents127 m
The Vegetable Patch209 m
Scotts Butchers212 m
Sainsbury's Local221 m

Nearby cafes

Moo & Bean Cafe202 m
Sunshine Cafe263 m
Yew & Co326 m
The Old Yard459 m

Nearby restaurants

Kebab World40 m
The Emperor's Kitchen122 m
Royal Fried Chicken214 m
Pearl China218 m

Nearby pubs

The Railway Tavern434 m
The Hope572 m
The Racehorse638 m
The Sun684 m

Nearby gyms

Carshalton Athletic Football Club225 m

Nearby pharmacies

Kamsons Pharmacy42 m
Salmina Pharmacy512 m
SG Barai Pharmacy718 m

Nearby health

Carshalton Dental Centre34 m
The Wrythe Green Surgery49 m
Carlton Dental266 m
Sutton Medical Centre986 m
Food hygiene (5-star)61% of 51

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

LIGHTNING HANDYMAN SERVICES LTD

Investment

Investment grade, yield and market outlook

50

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
3.5% (average)London avg: 3.8%Above average yield
Gentrification score18/100
Right-to-buy sales (5yr)Owner-occupier growth signal137

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.3%

Rent growth (1yr)

Market liquidity

Future outlook

27.2

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,097m
Crossrail 2 route6,052m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,146 nationally

1,776

Est. population

8,783/km²

67%

Employed

39%

Degree educated

£39,700

Median income

4.0%

Claimant rate

Inner cityHigh densityEstablished mixed

51

Community stability

Age profile

25%
23%
24%
18%
Under 1825%
18–3423%
35–4924%
50–6418%
65+11%

Tenure

22%
40%
19%
17%
Own outright22%
Own (mortgage)40%
Private rent19%
Social rent17%
Shared ownership1%
Rent free0%

Ethnicity

61%
13%
White British61%
White Other11%
Asian13%
Black7%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine20%
No car household26%
Unemployed3%
No qualifications15%

Housing tenure (Census 2021)

Private rent19%
Social rent17%

vs. London

Income vs London-5.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
22
Planning apps (12 months)
14
Planning apps (3 years)
7
Local approval rate
64%
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)
3
Largest scheme
94 homes · LAND R/O CARSHALTON LAUNDRY, LAND R/O CARSHALTON LAUNDRY, MUSCHAMP ROAD, (A.K.A. GROVESIDE CLOSE), SM5
Pipeline pressure
NONE

Named schemes (500m)

FELLOWES ROAD DEPOT, FELLOWES ROAD DEPOT, FELLOWES ROAD, SM5 2SX70 homes
completed
NUTFIELD CLOSE (1-32), 42-56, NUTFIELD CLOSE (1-32), 42-56, WILLIAM STREET, SM5 2RB37 homes
completed
Land at rear of and at 49-67, Land at rear of and at 49-67, FELLOWES ROAD, Carshalton, SM5 2SX34 homes
completed
Leicester House, Leicester House, St James Road, 2-20 St Johns Road, Carshalton, SM5 2DU27 homes
completed
RED KITE RECYCLING CENTRE, RED KITE RECYCLING CENTRE, FELLOWES ROAD, SM526 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 2RD

Full postcodeSM5 2RD
Postcode districtSM5
BoroughLondon Borough of Sutton
WardThe Wrythe
Latitude51.371599
Longitude-0.170927
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