Beddington · Sutton · Carshalton and Wallington constituency · 51.36738, -0.14047

SM6 8EW— Beddington, Sutton

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

The family fortress

 

Schools 100%Safety 86/100Transport 25/100Yield 4.06%

Best for: Families, Owner-occupiers

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

Liveability
65
Safety
86
Schools
90
Transport
25
Environment
93
Investment
47

The bottom line

SM6 8EW 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: 53 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

SM6 8EW

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-47.0% vs London avg

Deep-dive guides for SM6 8EW

🛡️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 8EW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Beddington Infants' School

Good · Inspected Jul 2023 · 4 min walk

—

Secondary

Wallington County Grammar School

Not yet inspected · 8 min walk

P8: +0.95A8: 77.8

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Spencer Nursery School

Not inspected · 30 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

34.5 incidents per 1,000 residents

Better than 75% of London
→ Stable

-36% vs borough

Crime by type

Violence & sexual offences29%
Other21%
Anti-social behaviour19%
Vehicle crime15%
Burglary10%
Drug offences4%
Robbery2%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 776m

Crime is 47% below London average

Property

Prices, sales volume and market trends

Avg floor area127.6 m²

EPC breakdown

C
4%
D
13%
E
10%

Based on 27 properties · Confidence: medium

Street mix

Semi 58%Terraced 13%Detached 29%

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 yield847 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£319,000
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, 100 mm loft insulation
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

1996–2023 · CAGR

+6.9%

Total change

+513%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.2%

per year

Acceleration

-17.25

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £500k–£600k · 48 sales

Property Type Mix

Total: 48 sales

Detached29.2%
Semi-detached58.3%
Terraced12.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£113k£195k+73.3%1.8
Post-dot-com plateau2001–2004£145k£280k+93.1%3.2
Pre-crash peak2005–2007£326k£303k-7.1%2
GFC & correction2008–2012£299k£367k+22.7%2
Help-to-Buy recovery2014–2015£500k£575k+15%1
Brexit uncertainty2017–2019£453k£520k+14.9%1.3
Pandemic surge2020–2021£553k£565k+2.3%1.5
Rate-rise correction2022–2023£675k£690k+2.2%1.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.6% alpha

Semi-detached-0.6% α
Local
5.6%
District
6.2%

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

Buyer vs Seller Score

Composite market conditions index 0–100

27out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Seasonal Timing0
Trend Position40

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
13 min walk
Waddon Marsh Tram StopTram
24 min walk
Wandle Park Tram StopTram
25 min walk
Ampere Way Tram StopTram
25 min walk
Therapia Lane Tram StopTram
27 min walk
No bus stops within 400m

9

Walkability score

15

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★53 min
Victoria64 min ↑
Waterloo69 min ↑
Canary Wharf70 min ↑
City65 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 park539m
Santander docks (800m)0
Nearest cycle dock6.0 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: 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: 13.3 km away✗ Not Green Belt✗ Not AONB85% green spaceTree canopy: 25%
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

7 min walk

91%

Recommend GP

91%

Overall GP experience

3

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 3.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

47

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Plough (576 m)

No restaurants within 800m — nearest: Jade Dragon (550 m)

Nearest supermarketWallington Food Centre · 986 m
4 tennis courts1 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)

1.2km

Post office

Nearby shops

SK Beddington News787 m
The Connoisseur868 m
Lucky Food & Wine903 m
Best-one1.0 km

Nearby cafes

Cafe De Niro902 m
Bandon's Bakehouse902 m
Pavilion Cafe914 m
Mellows Pavilion Cafe939 m

Nearby restaurants

Jade Dragon550 m
Tuk Tuk Thai Cuisine597 m
Perfect Kebab869 m
Family Fishbar901 m

Nearby pubs

The Plough576 m
The Dog House597 m
Harvest Home822 m

Nearby gyms

WCGS Sports Hall794 m

Nearby pharmacies

Stafford Pharmacy867 m
RX Live950 m

Nearby health

The Surrey Clinic1.0 km
Food hygiene (5-star)92% of 12

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
137

High street

E

High street health

Registered businesses

ARCHER GAS AND HEATING SERVICES LIMITED
AV BADMINTON CLUB LTD
DEALWIS CONSULTING LIMITED
GLOBAL LIVING LIMITED
LOGIC 22 LIMITED

+6 more

Investment

Investment grade, yield and market outlook

47

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 score19/100
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

38.9

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,398m
Crossrail 2 route7,547m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 32,623 nationally

1,392

Est. population

8,464/km²

65%

Employed

40%

Degree educated

£44,500

Median income

0.9%

Claimant rate

SuburbanHigh densityOwner occupiers / families

66

Community stability

Age profile

22%
15%
21%
25%
18%
Under 1822%
18–3415%
35–4921%
50–6425%
65+18%

Tenure

44%
49%
Own outright44%
Own (mortgage)49%
Private rent6%
Social rent1%
Shared ownership0%

Ethnicity

63%
19%
White British63%
White Other5%
Asian19%
Black7%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional43%
Routine / semi-routine14%
No car household8%
Unemployed3%
No qualifications13%

Housing tenure (Census 2021)

Private rent6%
Social rent1%

vs. London

Income vs London+6.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
17
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
11
Local approval rate
60%
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)
6
Largest scheme
46 homes · ORCHARD WORKS, ORCHARD WORKS, CHURCH LANE, SM6 7ND
Pipeline pressure
NONE

Named schemes (500m)

300 & 300A, 300 & 300A, CROYDON ROAD, SM6 7LQ30 homes
completed
FORMER SITE OF LADYMOUNT, FORMER SITE OF LADYMOUNT, EVELYN WAY, FERRERS AVENUE (27), SM629 homes
completed
21, 21, BOND GARDENS, Wallington, SM6 7LW23 homes
completed
57, 57, MONTAGU GARDENS, Wallington, SM6 8EP13 homes
completed
57, Demesne Road, SM6 8ET2 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 8EW

Full postcodeSM6 8EW
Postcode districtSM6
BoroughLondon Borough of Sutton
WardBeddington
Latitude51.367379
Longitude-0.140466
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