Beddington · Sutton · Carshalton and Wallington constituency · 51.36904, -0.13842

SM6 8ED— Beddington, Sutton

Location and area intelligence for SM6 8ED, Beddington, Sutton

 

Schools 100%Safety 68/100Transport 23/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
53
Safety
68
Schools
100
Transport
23
Environment
93
Investment
40

The bottom line

SM6 8ED 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: 49 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

SM6 8ED

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+6.0% vs London avg
vs London crime+126.0% vs London avg

Deep-dive guides for SM6 8ED

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

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How SM6 8ED 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 · 7 min walk

KS2: 108.7

—

Secondary

Wallington County Grammar School

Not yet inspected · 9 min walk

P8: +0.95A8: 77.8

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 · 29 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

146.6 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+170% vs borough

Crime by type

Other28%
Violence & sexual offences23%
Anti-social behaviour16%
Drug offences11%
Vehicle crime11%
Burglary7%
Robbery3%
Theft2%

Road safety

89

Road safety score

3

Accidents (5yr)

2

KSI (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 1.0km

Crime is +126% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£9,341/m²
Price per ft²£868/ft²
Avg floor area75.8 m²

EPC breakdown

C
13%
D
6%
E
5%
F
1%

Based on 25 properties · Confidence: medium

Street mix

Semi 12%Terraced 21%Detached 2%Flat 64%

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 yield847 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£189,500
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
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,052
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+8.2%

Total change

+950%

Market Activity

Price Velocity & Acceleration

Current Velocity

+77.8%

per year

Acceleration

+92.02

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £200k–£250k · 97 sales

Property Type Mix

Total: 97 sales

Detached2.1%
Semi-detached12.4%
Terraced21.6%
Flat/maisonette63.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£65k£94k+44.4%5.3
Post-dot-com plateau2001–2004£153k£155k+1.3%4.8
Pre-crash peak2005–2007£199k£177k-11.2%3.3
GFC & correction2008–2012£235k£303k+28.7%2.2
Help-to-Buy recovery2013–2016£225k£240k+6.9%2.5
Brexit uncertainty2017–2019£270k£470k+74.1%1.7
Pandemic surge2020–2021£263k£200k-23.9%3.5
Rate-rise correction2022–2022£446k£446k+0%2
Current market2024–2025£383k£680k+77.8%1.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-1.2% alpha

Weakest performer

Flat/maisonette

-1.5% alpha

Terraced-1.2% α
Local
6%
District
7.2%
Flat/maisonette-1.5% α
Local
4.6%
District
6.1%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

WallingtonNational Rail
16 min walk
Waddon Marsh Tram StopTram
21 min walk
Ampere Way Tram StopTram
22 min walk
Wandle Park Tram StopTram
23 min walk
Therapia Lane Tram StopTram
25 min walk
No bus stops within 400m

8

Walkability score

20

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★49 min
Victoria59 min ↑
Waterloo65 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

12

Car parks (800m)

0

EV chargers (800m)

Nearest car park472m
Santander docks (800m)0
Nearest cycle dock5.9 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: 13.1 km away✗ Not Green Belt✗ Not AONB83% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 4.5 km

Energy

Solar: 847 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 yield847.4 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

MALDON ROAD SURGERY

35 MALDON ROAD, SM6 8BL

10 min walk

91%

Recommend GP

91%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 3.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

36

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Plough (466 m)

Nearest supermarketWallington Food Centre · 1.2 km
4 tennis courts1 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)

1

Cinemas (2km)

1.4km

Post office

Nearby shops

SK Beddington News566 m
The Connoisseur1.1 km
Lucky Food & Wine1.1 km

Nearby cafes

Pavilion Cafe799 m
Mellows Pavilion Cafe1.0 km
Cafe De Niro1.1 km
Bandon's Bakehouse1.1 km

Nearby restaurants

Tuk Tuk Thai Cuisine469 m
Jade Dragon674 m
Perfect Kebab1.1 km
Tandoori Night1.1 km

Nearby pubs

The Plough466 m
The Dog House496 m
Harvest Home594 m

Nearby pharmacies

Asda1.0 km
Stafford Pharmacy1.0 km
RX Live1.1 km
Food hygiene (5-star)73% of 22

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

A

High street health

Registered businesses

5 WROTTESLEY ROAD (FREEHOLD) LIMITED
BEYOND BATHROOMS AND PLUMBING LIMITED
EVERYDAY IGNITION LIMITED
SURREY GOLFERS GROUP LIMITED
SURREY GOLFERS LIMITED

+1 more

Investment

Investment grade, yield and market outlook

40

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 score14/100
Right-to-buy sales (5yr)Owner-occupier growth signal137
Sales last 12 months1

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

8/100

Velocity score

Future outlook

30.2

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,183m
Crossrail 2 route7,491m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,935 nationally

1,630

Est. population

757/km²

62%

Employed

34%

Degree educated

£44,500

Median income

4.3%

Claimant rate

SuburbanLow densityMixed

52

Community stability

Age profile

26%
17%
21%
20%
15%
Under 1826%
18–3418%
35–4921%
50–6420%
65+15%

Tenure

27%
37%
17%
18%
Own outright27%
Own (mortgage)37%
Private rent17%
Social rent18%
Shared ownership1%

Ethnicity

54%
16%
White British54%
White Other10%
Asian16%
Black12%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine19%
No car household21%
Unemployed4%
No qualifications20%

Housing tenure (Census 2021)

Social rent18%
Private rent17%

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)
5
Planning apps (3 years)
13
Local approval rate
40%
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)
5
Largest scheme
46 homes · ORCHARD WORKS, ORCHARD WORKS, CHURCH LANE, SM6 7ND
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
256-264, 256-264, CROYDON ROAD, SM6 7LX10 homes
completed
The Firs, The Firs, Hilliers Lane, BEDDINGTON, CR0 4SU5 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 8ED

Full postcodeSM6 8ED
Postcode districtSM6
BoroughLondon Borough of Sutton
WardBeddington
Latitude51.369037
Longitude-0.138416
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