Beddington · Sutton · Carshalton and Wallington constituency · 51.36400, -0.12839

SM6 8NU— Beddington, Sutton

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

The family fortress

 

Schools 100%Safety 83/100Transport 31/100~4% 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
64
Safety
83
Schools
100
Transport
31
Environment
75
Investment
37

The bottom line

SM6 8NU 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 8NU

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 8NU

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SM6 8NU 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 · 7 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 · 34 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 1.4km

Crime is 20% below 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£5,511/m²
Price per ft²£512/ft²
Avg floor area97.1 m²

EPC breakdown

C
1%
D
5%
E
4%

Based on 10 properties · Confidence: medium

Street mix

Semi 9%Terraced 91%

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£242,750
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
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 200 mm loft insulation
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

1995–2024 · CAGR

+7.3%

Total change

+664%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.8%

per year

Acceleration

-24.58

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £450k–£500k · 34 sales

Property Type Mix

Total: 34 sales

Semi-detached8.8%
Terraced91.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£72k£135k+87.5%1.5
Post-dot-com plateau2001–2003£167k£225k+34.7%1
Pre-crash peak2005–2007£239k£235k-1.6%2.7
GFC & correction2010–2012£268k£299k+11.6%1.7
Help-to-Buy recovery2016–2016£445k£445k+0%2
Brexit uncertainty2017–2019£458k£470k+2.7%2.3
Pandemic surge2020–2021£392k£515k+31.4%1
Current market2024–2024£550k£550k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.7% alpha

Terraced-0.7% α
Local
7.1%
District
7.8%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
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
Waddon

Nearby stations

WaddonNational Rail
11 min walk
Wandle Park Tram StopTram
19 min walk
Waddon Marsh Tram StopTram
20 min walk
Reeves Corner Tram StopTram
25 min walk
Church Street Tram StopTram
25 min walk
No bus stops within 400m

16

Walkability score

1

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

13

Car parks (800m)

0

EV chargers (800m)

Nearest car park180m
Santander docks (800m)0
Nearest cycle dock6.3 km

Nearby car parks

🅿️
Morrisons Parking· no
614m
🅿️
Waddon Leisure Centre
762m

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 waterLOW
Low
Air qualityLOW
NO₂: 15.0 µg/m³ · PM2.5: 14.0 µg/m³
Better than 95% of London
NoiseMEDIUM
rail · Rail Lden: 55 dB
MODERATE
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.6 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 10%
More green space than 81% 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

THORNTON ROAD & VALLEY PARK SURGERY

HEALTHY LIVING CENTRE, FRANKLIN WAY, CR0 4YD

25 min walk

0

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalPurley War Memorial Hospital · 2.8 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

56

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Dog House (436 m)

Nearest supermarketBudgens · 680 m
1 tennis courts3 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)

463m

Post office

Nearby shops

Mellows Newsmart461 m
Tai Pan Chinese Bakery663 m
Kevin Newsagent730 m
Mace Michael Store755 m

Nearby cafes

Mellows Pavilion Cafe541 m
Waddon Cafe Restaurant732 m

Nearby restaurants

Tuk Tuk Thai Cuisine499 m
Tai Tung641 m
Pizza Centre735 m
Fiveways Fish Bar748 m

Nearby pubs

The Dog House436 m
The Plough471 m
Harvest Home953 m

Nearby gyms

Waddon Leisure Centre757 m
Croygas Sports Club828 m
Surrey Health & Racquets Club910 m

Nearby health

Wallington Medical Centre781 m
Food hygiene (5-star)54% of 41

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

E

High street health

Registered businesses

CANARY TRAIL EVENTS LTD
ERAH SERVICES LTD
KKR EXPRESS LIMITED
MANGAT ENTERPRISES LTD
VEEKAY ENTERPRISES LIMITED

Investment

Investment grade, yield and market outlook

37

Investment score

Weak

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
Sales last 12 months0

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

4/100

Velocity score

Future outlook

53.2

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,890m
Crossrail 2 route8,368m

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)
7
Planning apps (3 years)
13
Local approval rate
71%
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
87 homes · 283, 283, STAFFORD ROAD, Wallington, CR0 4FA
Pipeline pressure
NONE

Named schemes (500m)

HIGHVIEW HIGH SCHOOL, HIGHVIEW HIGH SCHOOL, THE CHASE, SM623 homes
completed
BRITISH TELECOM SPORTS GROUND, BRITISH TELECOM SPORTS GROUND, PLOUGH LANE, SM621 homes
completed
6, 6, Central Avenue, Wallington, SM6 8NX3 homes
completed
5, 5, Central Avenue, Wallington, SM6 8NX3 homes
completed
1, 1, SANDY LANE NORTH, Wallington, SM6 8LJ3 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 8NU

Full postcodeSM6 8NU
Postcode districtSM6
BoroughLondon Borough of Sutton
WardBeddington
Latitude51.364003
Longitude-0.128392
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