St Helier West · Sutton · Carshalton and Wallington constituency · 51.37725, -0.17271

SM5 2SF— St Helier West, Sutton

Location and area intelligence for SM5 2SF, St Helier West, Sutton

Strong, well-rated schools nearby

 

Schools 88%Safety 83/100Transport 19/100Low yield 3.17%

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
56
Safety
83
Schools
76
Transport
19
Environment
58
Investment
42

The bottom line

SM5 2SF offers exceptional schools (88% Good/Outstanding), low crime and fast broadband at £453,750 median — 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 2SF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-12.7% vs London avg
vs London income-5.5% vs London avg
vs London crime-23.0% vs London avg

Deep-dive guides for SM5 2SF

🛡️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📈 Up & Coming🔒 Very Safe

“Strong, well-rated schools nearby”

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How SM5 2SF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

76

Education score

Excellent for families
★ Top school within 1km
★

Primary

Muschamp Primary School and Language Opportunity Base

Requires Improvement · Inspected Jun 2023 · 1 min walk

KS2: 107.9

★★

Secondary

Carshalton Boys Sports College

Good · Inspected Oct 2022 · 2 min walk

P8: -0.14A8: 45.0

88% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Above London average

Childcare

Childcare

Spencer Nursery School

Not inspected · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

49.9 incidents per 1,000 residents

Better than 63% of London
→ Stable

-8% vs borough

Crime by type

Other26%
Violence & sexual offences26%
Anti-social behaviour24%
Drug offences8%
Vehicle crime8%
Burglary7%
Theft2%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Mitcham Fire Station · 2.2km

Crime is 23% 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.

£453,750

Median sale price

13% below London median

£453,750 is 13% below the London median (£520,000)

+3.2%

This year

Terraced

Dominant type

Price history

5-year change
+20.2%
Sales (24 months)6
New build0.0%
Avg semi-detached£450,000
Avg terraced£457,500
Price per m²£6,793/m²
Price per ft²£631/ft²
Avg floor area66 m²

EPC breakdown

C
42%
D
13%

Based on 55 properties · Confidence: high

Street mix

Semi 31%Terraced 69%

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£10,188
First-time buyerFTB
£1,438
Additional propertyBTL/2nd
£23,800

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

11.4×

Price-to-income

£2,270/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£165,000
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)
RoofPitched, 150 mm loft insulation
Heating fuelmains gas (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

1996–2026 · CAGR

+5.5%

Total change

+397%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.2%

per year

Acceleration

-19.48

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £100k–£125k · 255 sales

Property Type Mix

Total: 255 sales

Semi-detached31%
Terraced69%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£91k£125k+38%22.8
Post-dot-com plateau2001–2004£135k£192k+42.5%12.2
Pre-crash peak2005–2007£206k£233k+13.1%9.7
GFC & correction2008–2012£249k£247k-0.8%3
Help-to-Buy recovery2013–2016£228k£330k+45.1%4
Brexit uncertainty2017–2019£395k£345k-12.7%3.7
Pandemic surge2020–2021£437k£378k-13.6%3
Rate-rise correction2022–2023£428k£440k+2.9%3.5
Current market2024–2026£400k£450k+12.5%2.7

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Terraced

+-0.2% alpha

Weakest performer

Semi-detached

-1.4% alpha

Terraced-0.2% α
Local
6.1%
District
6.3%
Semi-detached-1.4% α
Local
6.5%
District
7.9%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

42out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume15
Seasonal Timing1
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
Carshalton→ Victoria· 4 tph
28 min

Nearby stations

CarshaltonNational Rail
13 min walk
Mitcham Junction Tram StopTram
25 min walk
Mitcham Tram StopTram
28 min walk
Beddington Lane Tram StopTram
31 min walk
Belgrave Walk Tram StopTram
33 min walk
No bus stops within 400m

34

Walkability score

49

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

8

Car parks (800m)

0

EV chargers (800m)

Nearest car park581m
Santander docks (800m)0
Nearest cycle dock5.5 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
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.6 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 19%
Above average green space

Nearest SSSI: Banstead Downs SSSI — 5.1 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

CHESSER PRACTICE

ELMHURST COURT, 121 WRYTHE LANE, SM5 2RT

5 min walk

78%

Recommend GP

78%

Overall GP experience

9

GPs within 1km

1

Dentists within 1km

Nearest A&EEPSOM AND ST HELIER UNIVERSITY HOSPITALS NHS TRUST · 834 m
A&E 4hr targetNHS target: 95% · London avg: ~68%67.6%

Amenities

Shops, restaurants, parks and more

117

Parks (1km)

11

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Railway Tavern (1.0 km)

Nearest supermarketSt. Helier Food & Wine · 376 m
2 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

1

Libraries (1km)

0

Cinemas (2km)

647m

Post office

Nearby shops

Londis418 m
Wrythe Convenience Store442 m
Sainsbury's Local542 m
Scotts Butchers579 m

Nearby cafes

Tudor Cafe380 m
H's Cafe431 m
Moo & Bean Cafe603 m
Sunshine Cafe670 m

Nearby restaurants

Dolphin Fish Bar374 m
Morley's378 m
Bombay553 m
Pearl China558 m

Nearby pubs

The Railway Tavern1.0 km
The Butterchurn1.0 km

Nearby gyms

Carshalton Athletic Football Club846 m

Nearby pharmacies

Salmina Pharmacy438 m
Kamsons Pharmacy619 m
Anna Pharmacy801 m
Boots829 m

Nearby health

The Wrythe Green Surgery595 m
Carshalton Dental Centre623 m
Carlton Dental751 m
Green Wyrthe Surgery873 m
Food hygiene (5-star)53% of 34

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
137

High street

E

High street health

Registered businesses

ASSET PLUMBING & HEATING LTD
OVAL & CIRCLE LIMITED
POROS DIGITAL LTD
SLEEK PROPERTY MANAGEMENT LTD
SM GAS & PLUMBING SOLUTIONS LTD

+1 more

Investment

Investment grade, yield and market outlook

42

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
3.2% (average)London avg: 3.8%Below average yield — bottom 58%
Gentrification score23/100
Right-to-buy sales (5yr)Owner-occupier growth signal137
Sales last 12 months4

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.3%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

55.4

Price growth score

C
Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,990m
Crossrail 2 route5,429m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,001 nationally

1,844

Est. population

9,812/km²

64%

Employed

30%

Degree educated

£39,700

Median income

3.6%

Claimant rate

SuburbanHigh densityMixed

54

Community stability

Age profile

29%
18%
24%
19%
Under 1829%
18–3418%
35–4924%
50–6419%
65+11%

Tenure

20%
41%
28%
Own outright20%
Own (mortgage)41%
Private rent10%
Social rent28%
Shared ownership1%

Ethnicity

60%
17%
White British60%
White Other8%
Asian17%
Black5%
Mixed5%
Other5%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine21%
No car household18%
Unemployed4%
No qualifications21%

Housing tenure (Census 2021)

Social rent28%
Private rent10%

vs. London

Income vs London-5.5%
Price vs London-12.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Planning apps (12 months)
8
Planning apps (3 years)
14
Local approval rate
75%
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)

LAND R/O CARSHALTON LAUNDRY, LAND R/O CARSHALTON LAUNDRY, MUSCHAMP ROAD, (A.K.A. GROVESIDE CLOSE), SM594 homes
completed
FORMER LAUNDRY SITE, FORMER LAUNDRY SITE, MUSCHAMP ROAD, SM579 homes
completed
FELLOWES ROAD DEPOT, FELLOWES ROAD DEPOT, FELLOWES ROAD, SM5 2SX70 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
RED KITE RECYCLING CENTRE, RED KITE RECYCLING CENTRE, FELLOWES ROAD, SM526 homes
completed

Politics

Local councillors and MP

Ward majority
Reform UK
Ward majority vote
10.6%
Election year
2026
MP
Bobby Dean (Liberal Democrat)
MP majority
7,905
Constituency
Carshalton and Wallington

Councillors

Joicy Antini JosephLib Dems
Janey GouldReform UK
Alison LongReform UK

Stamp Duty & Affordability Calculator

Stamp duty on median price (£453,750)

£10,188

Standard buyer

£1,438

First-time buyer

Save £8,750

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 2SF

Full postcodeSM5 2SF
Postcode districtSM5
BoroughLondon Borough of Sutton
WardSt Helier West
Latitude51.377248
Longitude-0.172713
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