Beddington · Sutton · Carshalton and Wallington constituency · 51.36163, -0.12753

SM6 8PH— Beddington, Sutton

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

The family fortress

 

Schools 100%Safety 83/100Transport 30/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
63
Safety
83
Schools
100
Transport
30
Environment
86
Investment
38

The bottom line

SM6 8PH 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 8PH

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 8PH

🛡️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 8PH 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 · 4 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 · 31 min walk

6 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 2 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)2
New build0.0%
Price per m²£5,229/m²
Price per ft²£486/ft²
Avg floor area107.5 m²

EPC breakdown

C
9%
D
19%
E
6%

Based on 34 properties · Confidence: high

Street mix

Semi 15%Terraced 82%Detached 3%

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£268,750
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, 100 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

1996–2025 · CAGR

+5.8%

Total change

+411%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.0%

per year

Acceleration

+6.20

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £450k–£500k · 66 sales

Property Type Mix

Total: 66 sales

Detached3%
Semi-detached15.2%
Terraced81.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£105k£142k+35.7%3.5
Post-dot-com plateau2001–2004£172k£237k+38.2%3.5
Pre-crash peak2005–2007£245k£284k+16%1.7
GFC & correction2008–2012£250k£330k+32%2.5
Help-to-Buy recovery2013–2016£325k£443k+36.2%3
Brexit uncertainty2017–2019£440k£415k-5.7%2
Pandemic surge2021–2021£452k£452k+0%2
Rate-rise correction2022–2023£550k£573k+4.1%1.5
Current market2024–2025£537k£537k+0%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.1% alpha

Terraced-0.1% α
Local
6.8%
District
6.9%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

57out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing2
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
12 min walk
Wandle Park Tram StopTram
21 min walk
Waddon Marsh Tram StopTram
23 min walk
Church Street Tram StopTram
26 min walk
Reeves Corner Tram StopTram
26 min walk
No bus stops within 400m

16

Walkability score

2

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

12

Car parks (800m)

0

EV chargers (800m)

Nearest car park142m
Santander docks (800m)0
Nearest cycle dock6.5 km

Nearby car parks

🅿️
Morrisons Parking· no
674m
🅿️
Waddon Leisure Centre
744m

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: 13.9 km away✗ Not Green Belt✗ Not AONB61% green spaceTree canopy: 13%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 3.5 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

WOODCOTE MEDICAL

32 FOXLEY LANE, CR8 3EE

27 min walk

0

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalPurley War Memorial Hospital · 2.5 km
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

56

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

10

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Dog House (695 m)

No restaurants within 800m — nearest: Tai Tung (574 m)

Nearest supermarketBudgens · 680 m
6 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)

354m

Post office

Nearby shops

Mellows Newsmart278 m
Tai Pan Chinese Bakery591 m
Kevin Newsagent740 m
Mace Michael Store771 m

Nearby cafes

Mellows Pavilion Cafe431 m
Waddon Cafe Restaurant744 m
Beehive Café995 m

Nearby restaurants

Tai Tung574 m
Pizza Centre749 m
Tuk Tuk Thai Cuisine762 m
Fiveways Fish Bar764 m

Nearby pubs

The Dog House695 m
The Plough730 m

Nearby gyms

Croygas Sports Club600 m
Surrey Health & Racquets Club655 m
Waddon Leisure Centre753 m
The Phoenix Centre1.0 km

Nearby pharmacies

Day Lewis Pharmacy1.0 km

Nearby health

Wallington Medical Centre524 m
Manor Practice1.0 km
Food hygiene (5-star)55% of 40

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

PENDORIC LTD

Investment

Investment grade, yield and market outlook

38

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

8/100

Velocity score

Future outlook

52.9

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,993m
Crossrail 2 route8,608m

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)
11
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)
4
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
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
6, 6, Central Avenue, Wallington, SM6 8NX3 homes
completed
5, 5, Central Avenue, Wallington, SM6 8NX3 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 8PH

Full postcodeSM6 8PH
Postcode districtSM6
BoroughLondon Borough of Sutton
WardBeddington
Latitude51.361633
Longitude-0.127527
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