Sutton Area Guide

Sutton in one of London’s most southerly boroughs with Merton, Croydon and Kingston as its neighbours and the woods and field of Surrey at its border.

Sutton in one of London’s most southerly boroughs with Merton, Croydon and Kingston as its neighbours and the woods and field of Surrey at its border. Sutton makes an ideal home for families looking for a more rural way of life but keen to stay within reach of the city buzz that is just 30 minutes or less away via Clapham Junction or Victoria. Historically, Sutton was once a collection of villages, which has informed its present-day characteristics of peaceful tranquillity, coupled with excellent local amenities.

Property market

£418k Average house price
£1,300 Average Rent, 2 Bed
5% Average yield
11% Price growth over last 5 years
17% Price growth 5-years forecast
23% Rental growth over last 5 years
13% Rental growth 5-years forecast


10 Number of ‘Outstanding’ primary schools
6 Number of ‘Outstanding’ secondary schools
200 Restaurants and cafes
585 Number of shops
34% Proportion of open space
10 Number of stations
2 PTAL (Public Transport Accessibility Level)

Sutton’s town centre is packed with high street shops, quaint eateries, and a swathe of trendy new bars popular with locals and visitors alike. Property here is of some of the best value in London, with house prices lying well below the London average, so buyers can expect to find plenty of opportunites to get value for money here. With an abundance of outstanding schools on offer, and 1,500 acres of parks and green space, it is easy to see why families reside here in their masses.




  • House prices are 19% lower than the London average
  • Average rent for a 2-bed flat is 27% lower than the London average
  • House price growth over the last 5 years was 11%, higher than London at 10%. However, over the next 5 years, house price growth is expected to be 17%, lower than London at 19%
  • Average asking rents grew 23% over the last 5 years, higher than London at 14%
  • Over the next 5 years average rents are predicted to grow by 13%, lower than London at 14%
  • 43% of the borough's secondary schools are rated as outstanding by Ofsted, higher than the London figure of 36%

Sutton's population doubled between 1847 and 1857 after the opening of a train station that linked it to central London.

What I love most about Sutton is its leafy suburban feel. In Sutton itself you can take a walk along the River Wandle and for some history you can visit Honeywood Museum. In beautiful Carshalton you can visit the award-winning community pub The Hope. Mayfield Lavender is also a must see.

London boroughs

Use the map below to find out what the other boroughs in London have to offer:

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*Please note the forecasts in this report are historic and not reflective of current market conditions

  • Average 2-bed yield is calculated by REalyse using median 2-bed asking rent and median 2-bed sales prices.  
  • Rental growth over the last five years is for all property (not 2-beds).
  • All data is the latest available as of January 2022.
  • PTAL – Transport for London's (TFL) Public Transport Accessibility Levels (PTALs) are a detailed and accurate measure of the accessibility of a point to the public transport network, taking into account walk access time and service availability. Each area is graded between 0 and 6b, where a score of 0 is very poor access to public transport, and 6b is excellent access to public transport.




  • Average Price – ONS, October 2021
  • Asking rent – Realyse, December 2021
  • Yield – Realyse, December 2021
  • House price and rental forecasts – CBRE Research - Read our five-year forecast 
  • Outstanding primary and secondary schools – OFSTED (December 2021)
  • Number of cafes and restaurants – ONS (2020)
  • Number of shops – ONS (2021)
  • Open space – GiGL (2015)
  • Number of stations – TfL (2015)
  • PTAL – TfL (2015)