Hackbridge · Sutton · Carshalton and Wallington constituency · 51.37913, -0.15728

SM6 7AY— Hackbridge, Sutton

Location and area intelligence for SM6 7AY, Hackbridge, Sutton

Strong, well-rated schools nearby

 

Schools 100%Safety 83/100Transport 39/100Low yield 3.10%

Best for: Families, Owner-occupiers

Compare areas

Lopsided profile — strong safety but weak transport

Liveability
61
Safety
83
Schools
60
Transport
39
Environment
59
Investment
33

The bottom line

SM6 7AY offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £465,000 median — 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

SM6 7AY

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-10.6% vs London avg
vs London income+6.2% vs London avg
vs London crime-17.0% vs London avg

Deep-dive guides for SM6 7AY

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How SM6 7AY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Hackbridge Primary School

Not yet inspected · 1 min walk

KS2: 107.5

—

Secondary

Wallington County Grammar School

Not yet inspected · 16 min walk

P8: +0.95A8: 77.8

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Spencer Nursery School

Not inspected · 8 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

54.0 incidents per 1,000 residents

Better than 59% of London
→ Stable

-1% vs borough

Crime by type

Other36%
Violence & sexual offences35%
Anti-social behaviour11%
Vehicle crime7%
Robbery4%
Burglary4%
Theft2%
Drug offences1%

Road safety

98

Road safety score

2

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 2.0km

Crime is 17% below 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.

£465,000

Median sale price

11% below London median

£465,000 is 11% below the London median (£520,000)

-28.7%

This year

Semi-detached

Dominant type

Price history

5-year change
+3.6%
Sales (24 months)5
New build0.0%
Avg detached£575,000
Avg semi-detached£492,500
Avg terraced£437,500
Price per m²£5,569/m²
Price per ft²£517/ft²
Avg floor area101.1 m²

EPC breakdown

B
2%
D
11%
E
1%
F
3%
G
1%

Based on 18 properties · Confidence: medium

Street mix

Semi 63%Terraced 34%Detached 3%

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£10,750
First-time buyerFTB
£2,000
Additional propertyBTL/2nd
£24,700

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

10.4×

Price-to-income

£2,326/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£252,750
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, no insulation (assumed)
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

1996–2025 · CAGR

+6.3%

Total change

+489%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.6%

per year

Acceleration

-26.39

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £450k–£500k · 33 sales

Property Type Mix

Total: 33 sales

Detached3%
Semi-detached63.6%
Terraced33.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£79k£97k+22.5%2.7
Post-dot-com plateau2001–2004£135k£250k+85.2%1.8
Pre-crash peak2005–2007£231k£246k+6.5%1.5
GFC & correction2008–2012£309k£249k-19.6%1
Help-to-Buy recovery2013–2016£211k£400k+89.5%1.3
Pandemic surge2020–2021£405k£449k+10.9%1.5
Current market2024–2025£520k£465k-10.6%2.5

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+-0.1% alpha

Weakest performer

Terraced

-0.4% alpha

Semi-detached-0.1% α
Local
7.2%
District
7.3%
Terraced-0.4% α
Local
6.1%
District
6.5%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
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
3 min walk
Mitcham Junction Tram StopTram
19 min walk
Beddington Lane Tram StopTram
19 min walk
Therapia Lane Tram StopTram
26 min walk
Mitcham Tram StopTram
28 min walk
No bus stops within 400m

45

Walkability score

68

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

15

Car parks (800m)

0

EV chargers (800m)

Nearest car park88m
Santander docks (800m)0
Nearest cycle dock5.2 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: 12.2 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 19%
Above average green space

Nearest SSSI: Banstead Downs SSSI — 5.8 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

2 min walk

83%

Recommend GP

83%

Overall GP experience

1

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

106

Parks (1km)

7

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

4

Convenience

Nearest supermarketLidl · 179 m

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)

140m

Post office

Nearby shops

Sainsbury's Local108 m
Today's Local113 m
Hackbridge Convenience Store140 m
B3154 m

Nearby cafes

Hackbridge Cafe146 m

Nearby restaurants

Olives Peri Peri119 m
Asia Tandoori140 m
Mega Kebab147 m
Equinox Fish Bar150 m

Nearby pubs

The Red Lion93 m
Crown of Mitcham1.1 km
Rose & Crown1.2 km

Nearby health

Sutton Dental Care148 m
Hackbridge Medical Centre150 m
Wandle Valley Health Centre794 m
Food hygiene (5-star)61% of 31

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
137

High street

A

High street health

Registered businesses

MTS LIVE LTD
SHIYAM HOMES (12A FAIRDENE ROAD) LTD
SHIYAM HOMES LTD
SHIYAM LIMITED
ZARDAAN GROUP LIMITED

Investment

Investment grade, yield and market outlook

33

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
3.1% (average)London avg: 3.8%Below average yield — bottom 60%
Gentrification score20/100
Right-to-buy sales (5yr)Owner-occupier growth signal137
Sales last 12 months3

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

25/100

Velocity score

Future outlook

61.4

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityLow-deprivation areaConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,907m
Crossrail 2 route5,800m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,563 nationally

1,538

Est. population

12,007/km²

84%

Employed

60%

Degree educated

£44,600

Median income

1.7%

Claimant rate

SuburbanHigh densityOwner occupiers / families

51

Community stability

Age profile

25%
35%
30%
Under 1825%
18–3435%
35–4931%
50–647%
65+3%

Tenure

61%
15%
Own outright5%
Own (mortgage)61%
Private rent11%
Social rent8%
Shared ownership15%

Ethnicity

40%
18%
24%
White British40%
White Other18%
Asian24%
Black7%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional56%
Routine / semi-routine11%
No car household26%
Unemployed4%
No qualifications6%

Housing tenure (Census 2021)

Private rent11%
Social rent8%

vs. London

Income vs London+6.2%
Price vs London-10.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
5
Local approval rate
67%
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)

EAST SIDE OF, EAST SIDE OF, LONDON ROAD, SM682 homes
completed
Development Site on site of former Kelvin House, Development Site on site of former Kelvin House, LONDON ROAD, Hackbridge, SM6 7HW68 homes
completed
1-72, 1-72, CORBET CLOSE, SM3 9NJ54 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
18.6%
Election year
2026
MP
Bobby Dean (Liberal Democrat)
MP majority
7,905
Constituency
Carshalton and Wallington

Councillors

Tom FosterLib Dems
Dave TchilLabour and Co-operative Party

Stamp Duty & Affordability Calculator

Stamp duty on median price (£465,000)

£10,750

Standard buyer

£2,000

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 SM6 7AY

Full postcodeSM6 7AY
Postcode districtSM6
BoroughLondon Borough of Sutton
WardHackbridge
Latitude51.379128
Longitude-0.157277
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