Beddington · Sutton · Carshalton and Wallington constituency · 51.36088, -0.12978

SM6 8LT— Beddington, Sutton

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

The family fortress

 

Schools 100%Safety 80/100Transport 27/100~4% 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
57
Safety
80
Schools
100
Transport
27
Environment
86
Investment
40

The bottom line

SM6 8LT 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: 46 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

SM6 8LT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-12.9% vs London avg
vs London crime+11.0% vs London avg

Deep-dive guides for SM6 8LT

🛡️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 8LT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

High View Primary School

Not yet inspected · 2 min walk

KS2: 105.5

★★★

Secondary

Wilson's School

Outstanding · Inspected Sept 2022 · 3 min walk

P8: +1.27A8: 85.7

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Purley Nursery School

Not inspected · 30 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

72.0 incidents per 1,000 residents

Higher crime than 55% of London
→ Stable

+33% vs borough

Crime by type

Other30%
Violence & sexual offences26%
Anti-social behaviour20%
Vehicle crime11%
Drug offences8%
Burglary3%
Theft2%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Fire Station · 1.3km

Crime is +11% 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£5,241/m²
Price per ft²£487/ft²
Avg floor area59.9 m²

EPC breakdown

C
6%
D
7%
E
1%
F
1%

Based on 15 properties · Confidence: medium

Street mix

Flat 100%

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£149,750
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
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
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

1995–2025 · CAGR

+6.2%

Total change

+506%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.8%

per year

Acceleration

+8.45

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £50k–£75k · 29 sales

Property Type Mix

Total: 29 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£52k£77k+47.1%1.8
Post-dot-com plateau2002–2004£118k£141k+19.5%1.3
Pre-crash peak2005–2007£148k£150k+1%1.7
Help-to-Buy recovery2014–2015£200k£220k+10%2
Brexit uncertainty2017–2019£293k£255k-12.8%1
Rate-rise correction2022–2023£305k£300k-1.6%2
Current market2024–2025£295k£315k+6.8%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.9% alpha

Flat/maisonette+0.9% α
Local
6.6%
District
5.7%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
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
Waddon

Nearby stations

WaddonNational Rail
14 min walk
Wandle Park Tram StopTram
23 min walk
Waddon Marsh Tram StopTram
25 min walk
Church Street Tram StopTram
28 min walk
Reeves Corner Tram StopTram
29 min walk
No bus stops within 400m

14

Walkability score

7

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★46 min
Victoria56 min ↑
Waterloo62 min ↑
Canary Wharf63 min ↑
City58 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 park180m
Santander docks (800m)0
Nearest cycle dock6.5 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: 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: 14.0 km away✗ Not Green Belt✗ Not AONB61% green spaceTree canopy: 13%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 3.6 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

17 min walk

0

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalPurley War Memorial Hospital · 2.5 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 3.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

65

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Dog House (724 m)

No restaurants within 800m — nearest: Tandoori Night (613 m)

Nearest supermarketBudgens · 858 m
3 tennis courts2 swimming pools3 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)

1

Cinemas (2km)

525m

Post office

Nearby shops

Mellows Newsmart106 m
Lucky Food & Wine606 m
The Connoisseur679 m
Tai Pan Chinese Bakery763 m

Nearby cafes

Mellows Pavilion Cafe255 m
Cafe De Niro665 m
Bandon's Bakehouse701 m
Beehive Café866 m

Nearby restaurants

Tandoori Night613 m
Tennesee Express618 m
Family Fishbar659 m
Perfect Kebab685 m

Nearby pubs

The Dog House724 m
The Plough757 m

Nearby gyms

Croygas Sports Club467 m
Surrey Health & Racquets Club701 m
The Phoenix Centre879 m

Nearby pharmacies

Stafford Pharmacy665 m
RX Live666 m
Day Lewis Pharmacy884 m

Nearby health

Wallington Medical Centre439 m
Manor Practice878 m
Food hygiene (5-star)62% of 29

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

AKYEDE UK LTD
CAMA PROPERTY INVESTMENT LTD
ORIA COMMERCE LIMITED

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 score16/100
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

45.6

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,170m
Crossrail 2 route8,575m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 20,229 nationally

2,015

Est. population

3,538/km²

64%

Employed

43%

Degree educated

£36,600

Median income

3.4%

Claimant rate

SuburbanMedium densityOwner occupiers / families

51

Community stability

Age profile

29%
20%
25%
14%
13%
Under 1829%
18–3420%
35–4925%
50–6414%
65+13%

Tenure

26%
40%
18%
Own outright26%
Own (mortgage)40%
Private rent18%
Social rent13%
Shared ownership3%

Ethnicity

39%
34%
White British39%
White Other7%
Asian34%
Black9%
Mixed5%
Other6%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine19%
No car household17%
Unemployed3%
No qualifications15%

Housing tenure (Census 2021)

Private rent18%
Social rent13%

vs. London

Income vs London-12.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Planning apps (12 months)
9
Planning apps (3 years)
12
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)
1
Largest scheme
147 homes · Roundshaw Estate Phase 2 (a&b), Roundshaw Estate Phase 2 (a&b), Mollison Drive, SM6 9JN
Pipeline pressure
NONE

Named schemes (500m)

Former Youth Centre, Former Youth Centre, Mollison Drive, Eagle Close, Wallington, SM6 9HY36 homes
completed
HIGHVIEW HIGH SCHOOL, HIGHVIEW HIGH SCHOOL, THE CHASE, SM623 homes
completed
BRITISH TELECOM SPORTS GROUND, BRITISH TELECOM SPORTS GROUND, PLOUGH LANE, SM621 homes
completed
LAND NORTH OF ST ELPHEGE'S R.C. P/SCH, LAND NORTH OF ST ELPHEGE'S R.C. P/SCH, MOLLISON DRIVE, SM6 9HY17 homes
completed
Harrow Inn, 2, Harrow Inn, 2, SANDY LANE NORTH, Wallington, SM6 8JX10 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 8LT

Full postcodeSM6 8LT
Postcode districtSM6
BoroughLondon Borough of Sutton
WardBeddington
Latitude51.360878
Longitude-0.129784
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