Beddington · Sutton · Carshalton and Wallington constituency · 51.37077, -0.13452

SM6 7LY— Beddington, Sutton

Location and area intelligence for SM6 7LY, Beddington, Sutton

The family fortress

 

Schools 100%Safety 80/100Transport 18/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
56
Safety
80
Schools
100
Transport
18
Environment
93
Investment
42

The bottom line

SM6 7LY offers exceptional schools (100% 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: 59 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

SM6 7LY

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+6.0% vs London avg
vs London crime+5.0% vs London avg

Deep-dive guides for SM6 7LY

🛡️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 SM6 7LY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Beddington Park Academy

Outstanding · Inspected Oct 2023 · 3 min walk

KS2: 108.7

★★★

Secondary

Wilson's School

Outstanding · Inspected Sept 2022 · 18 min walk

P8: +1.27A8: 85.7

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Spencer Nursery School

Not inspected · 30 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

68.3 incidents per 1,000 residents

Higher crime than 52% of London
→ Stable

+26% vs borough

Crime by type

Violence & sexual offences37%
Other22%
Anti-social behaviour16%
Vehicle crime9%
Drug offences7%
Burglary6%
Robbery2%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Fire Station · 1.3km

Crime is +5% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

SM6 district median

£355,000

Based on 198 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£7,243/m²
Price per ft²£673/ft²
Avg floor area59 m²

EPC breakdown

B
2%
C
24%
D
13%
E
6%

Based on 45 properties · Confidence: high

Street mix

Semi 37%Terraced 62%Detached 2%

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£147,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,508
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+5.7%

Total change

+451%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.1%

per year

Acceleration

-7.14

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £175k–£200k · 63 sales

Property Type Mix

Total: 63 sales

Detached1.6%
Semi-detached36.5%
Terraced61.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£67k£135k+101.4%2.5
Post-dot-com plateau2001–2003£122k£171k+40.2%3.7
Pre-crash peak2005–2007£203k£256k+26.3%3.3
GFC & correction2008–2012£226k£263k+16%1.6
Help-to-Buy recovery2014–2016£317k£381k+20.2%2.7
Brexit uncertainty2017–2019£371k£423k+13.8%1.3
Pandemic surge2021–2021£405k£405k+0%1
Rate-rise correction2022–2023£793k£432k-45.5%1.5
Current market2025–2026£415k£369k-11.1%1.5

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+0.2% alpha

Weakest performer

Terraced

-0.2% alpha

Semi-detached+0.2% α
Local
8.4%
District
8.2%
Terraced-0.2% α
Local
4.7%
District
4.9%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Waddon

Nearby stations

WaddonNational Rail
16 min walk
Waddon Marsh Tram StopTram
17 min walk
Ampere Way Tram StopTram
18 min walk
Wandle Park Tram StopTram
19 min walk
Therapia Lane Tram StopTram
21 min walk
No bus stops within 400m

13

Walkability score

52

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★59 min
Victoria68 min ↑
Waterloo63 min ↑
Canary Wharf76 min ↑
City71 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

14

Car parks (800m)

0

EV chargers (800m)

Nearest car park198m
Santander docks (800m)0
Nearest cycle dock5.8 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed491 Mbps
Median download447 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: 15.0 µg/m³ · PM2.5: 14.0 µg/m³
Better than 95% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.9 km away✗ Not Green Belt✗ Not AONB84% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 4.3 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

THORNTON ROAD & VALLEY PARK SURGERY

HEALTHY LIVING CENTRE, FRANKLIN WAY, CR0 4YD

17 min walk

65%

Recommend GP

65%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 2.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

21

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

1

Convenience

Nearest supermarketLidl · 1.1 km
1 swimming pools

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

1.3km

Post office

Nearby shops

SK Beddington News236 m

Nearby cafes

Pavilion Cafe834 m
Mellows Pavilion Cafe1.2 km

Nearby restaurants

Tuk Tuk Thai Cuisine367 m
McDonald's736 m

Nearby pubs

Harvest Home262 m
The Plough398 m
The Dog House433 m

Nearby pharmacies

Asda717 m
Food hygiene (5-star)65% of 34

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

CODING BEAR LTD
EGHE LTD
GB PROPERTY DIRECT LIMITED
GULZARS GROUP LTD
KPN TAXWISE LTD

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
4.1% (average)London avg: 3.8%Above average yield
Gentrification score16/100
Right-to-buy sales (5yr)Owner-occupier growth signal137
Sales last 12 months2

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

17/100

Velocity score

Future outlook

43.7

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,852m
Crossrail 2 route7,519m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 20,310 nationally

1,626

Est. population

8,909/km²

60%

Employed

35%

Degree educated

£44,500

Median income

4.1%

Claimant rate

SuburbanHigh densityOwner occupiers / families

56

Community stability

Age profile

23%
16%
21%
21%
19%
Under 1824%
18–3416%
35–4921%
50–6421%
65+19%

Tenure

35%
40%
16%
Own outright35%
Own (mortgage)40%
Private rent16%
Social rent9%
Shared ownership0%

Ethnicity

59%
18%
White British59%
White Other5%
Asian18%
Black10%
Mixed5%
Other2%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine20%
No car household17%
Unemployed3%
No qualifications18%

Housing tenure (Census 2021)

Private rent16%
Social rent9%

vs. London

Income vs London+6.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
18
Planning apps (12 months)
8
Planning apps (3 years)
9
Local approval rate
50%
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
79 homes · BOREAS WORKS, BOREAS WORKS, RICHMOND ROAD, CR0
Pipeline pressure
NONE

Named schemes (500m)

ORCHARD WORKS, ORCHARD WORKS, CHURCH LANE, SM6 7ND46 homes
completed
FORMER SITE OF LADYMOUNT, FORMER SITE OF LADYMOUNT, EVELYN WAY, FERRERS AVENUE (27), SM629 homes
completed
PART OF FORMER GUY WORKS, PART OF FORMER GUY WORKS, STREETERS LANE, SM620 homes
completed
LAND AT AND REAR OF, 56-60, LAND AT AND REAR OF, 56-60, GUY ROAD, SM6 7LY14 homes
completed
256-264, 256-264, CROYDON ROAD, SM6 7LX10 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
11.3%
Election year
2026
MP
Bobby Dean (Liberal Democrat)
MP majority
7,905
Constituency
Carshalton and Wallington

Councillors

Nick MatteyIndependent
Sue EbanksLib Dems
Rob LeahLib Dems

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Key facts for SM6 7LY

Full postcodeSM6 7LY
Postcode districtSM6
BoroughLondon Borough of Sutton
WardBeddington
Latitude51.370774
Longitude-0.134524
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