Beddington · Sutton · Carshalton and Wallington constituency · 51.36323, -0.12327

SM6 8NF— Beddington, Sutton

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

Strong, well-rated schools nearby

 

Schools 100%Safety 83/100Transport 35/100Yield 4.06%

Best for: Families, Owner-occupiers

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

Liveability
66
Safety
83
Schools
100
Transport
35
Environment
73
Investment
48

The bottom line

SM6 8NF offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — 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 8NF

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-20.0% vs London avg

Deep-dive guides for SM6 8NF

🛡️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 8NF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Harris Primary Academy Purley Way

Not yet inspected · 6 min walk

KS2: 106.5

★★★

Secondary

Wilson's School

Outstanding · Inspected Sept 2022 · 7 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

Purley Nursery School

Not inspected · 31 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

51.8 incidents per 1,000 residents

Better than 61% of London
→ Stable

-4% vs borough

Crime by type

Violence & sexual offences28%
Other21%
Vehicle crime17%
Burglary15%
Anti-social behaviour13%
Drug offences6%
Robbery1%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Croydon Fire Station · 1.4km

Crime is 20% below London average

Property

Prices, sales volume and market trends

Avg floor area113.2 m²

EPC breakdown

C
1%
D
3%
E
2%

Based on 6 properties · Confidence: low

Street mix

Semi 13%Terraced 81%Flat 6%

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£283,000
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 DAnnual charge £2,052
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+7.3%

Total change

+617%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.1%

per year

Acceleration

-12.27

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £250k–£300k · 16 sales

Property Type Mix

Total: 16 sales

Semi-detached12.5%
Terraced81.3%
Flat/maisonette6.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£76k£152k+99.9%1.5
Post-dot-com plateau2001–2003£140k£250k+78.6%1
Pre-crash peak2006–2007£110k£270k+145.4%1
GFC & correction2012–2012£310k£310k+0%1
Help-to-Buy recovery2014–2014£290k£290k+0%1
Brexit uncertainty2019–2019£465k£465k+0%1
Pandemic surge2021–2021£505k£505k+0%1
Rate-rise correction2022–2023£557k£545k-2.1%1

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Waddon

Nearby stations

WaddonNational Rail
8 min walk
Wandle Park Tram StopTram
17 min walk
Waddon Marsh Tram StopTram
20 min walk
Church Street Tram StopTram
22 min walk
Reeves Corner Tram StopTram
22 min walk
No bus stops within 400m

24

Walkability score

6

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

18

Car parks (800m)

0

EV chargers (800m)

Nearest car park252m
Santander docks (800m)0
Nearest cycle dock6.4 km

Nearby car parks

🅿️
Morrisons Parking· no
332m
🅿️
Waddon Leisure Centre
411m

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: 13.7 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 28%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 3.3 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

VIOLET LANE MEDICAL PRACTICE

231 VIOLET LANE, CR0 4HN

14 min walk

0

GPs within 1km

1

Dentists within 1km

Nearest hospitalPurley War Memorial Hospital · 2.6 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 3.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

57

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Dog House (749 m)

Nearest supermarketBudgens · 339 m
5 tennis courts2 swimming pools2 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)

139m

Post office

Nearby shops

Tai Pan Chinese Bakery296 m
Kevin Newsagent397 m
Mace Michael Store427 m
Mellows Newsmart622 m

Nearby cafes

Waddon Cafe Restaurant401 m
Mellows Pavilion Cafe774 m
Cloud 9 Pantry860 m
Costa988 m

Nearby restaurants

Tai Tung274 m
Pizza Centre406 m
Fiveways Fish Bar420 m
McDonald's578 m

Nearby pubs

The Dog House749 m
The Plough783 m
Imperial Lounge & Restaurant853 m
The Hare and Hounds1.0 km

Nearby gyms

Waddon Leisure Centre414 m
Surrey Health & Racquets Club714 m
Nuffield Health Fitness & Wellbeing907 m
Croygas Sports Club910 m

Nearby health

Wallington Medical Centre793 m
Food hygiene (5-star)65% of 48

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
137

High street

E

High street health

Registered businesses

SJK RESIDENTIAL LTD
SPARKLES DAYCARE (WALLINGTON) LTD

Investment

Investment grade, yield and market outlook

48

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

40.8

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,649m
Crossrail 2 route8,667m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 29,479 nationally

1,389

Est. population

12,623/km²

62%

Employed

34%

Degree educated

£44,500

Median income

2.3%

Claimant rate

SuburbanHigh densityOwner occupiers / families

63

Community stability

Age profile

23%
16%
21%
23%
17%
Under 1823%
18–3416%
35–4921%
50–6423%
65+17%

Tenure

38%
50%
Own outright38%
Own (mortgage)50%
Private rent8%
Social rent3%
Shared ownership1%

Ethnicity

51%
26%
White British51%
White Other5%
Asian26%
Black9%
Mixed4%
Other6%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine17%
No car household13%
Unemployed3%
No qualifications14%

Housing tenure (Census 2021)

Private rent9%
Social rent3%

vs. London

Income vs London+6.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
9
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)
6
Largest scheme
187 homes · Propeller PH, Waylands Cen. Redgates, Waddon Inf. Sch, Propeller PH, Waylands Cen. Redgates, Waddon Inf. Sch, Purley Way, Waddon, CR0 4DJ
Pipeline pressure
NONE

Named schemes (500m)

283, 283, STAFFORD ROAD, Wallington, CR0 4FA87 homes
completed
153-155, 153-155, Stafford Road, Croydon, CR0 4NN15 homes
completed
Wing Yip Business Centre, Windsong House, 533, Wing Yip Business Centre, Windsong House, 533, Purley Way, Croydon, CR0 4RE4 homes
completed
544, 544, Purley Way, (formerly 159 Stafford Road), Croydon, CR0 4NN4 homes
completed
Land rear of 1-8, Land rear of 1-8, The Parade, Grove Road, SM1 2DB3 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 8NF

Full postcodeSM6 8NF
Postcode districtSM6
BoroughLondon Borough of Sutton
WardBeddington
Latitude51.363229
Longitude-0.123267
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