Key indicators for buyers
The SM2 market is moderately favourable for buyers. Affordability has improved from a peak of 13.8x in 2021 to 11.4x today. Rising rents (£1,544/mo, +2.7%) mean the cost of waiting is real.
Yearly averages · HM Land Registry Price Paid Data
2026averages · HM Land Registry Price Paid Data
House price ÷ median earnings · ONS data
Affordability data shown for wider Sutton area
A home in Sutton costs 11.4x the local median salary — very stretched, improving from a peak of 13.8x in 2021.
Average monthly rent · ONS Private Rental Index
Rental data shown for wider Sutton area
Average monthly rent in Sutton is £1,544, up 2.7% year-on-year. Rents have risen consistently over the past five years.
2yr fixed · 75% LTV · 25yr term · BoE avg. rate
Based on the average Sutton price of £524,375 with a 25% deposit (£131k), a 2-year fixed mortgage at 3.97% costs around £2,069 per month.
Monthly cost comparison based on current data
Uses SM2 avg. price with Sutton rental data
Monthly mortgage payments (£2,069) are £525 more than renting (£1,544). However, buying requires an upfront deposit of £131k — it would take around 15 years to recoup that cost compared to renting and investing the difference.
Latest transactions · HM Land Registry Price Paid Data
| Address | Type | Price | Date |
|---|---|---|---|
FLAT 5, PENTON HOUSE, 35, CHRISTCHURCH PARK SM2 5TX | Flat/Maisonette | £365,000 | 12 Jan 2026 |
51, LEITH TOWERS SM2 5BY | Flat/Maisonette | £150,000 | 9 Jan 2026 |
FLAT 1, STEETELY COURT, 42 - 44, DEVONSHIRE ROAD SM2 5HH | Flat/Maisonette | £265,000 | 7 Jan 2026 |
100, SANDY LANE, CHEAM SM2 7EP | Detached | £1,317,500 | 6 Jan 2026 |
44, BELMONT ROAD SM2 6DW | Semi-detached | £530,000 | 19 Dec 2025 |
42, CADOGAN COURT SM2 6LN | Flat/Maisonette | £320,000 | 19 Dec 2025 |
6, BARON CLOSE SM2 5NJ |
Data sources (all free & public): HM Land Registry Price Paid Data & UK House Price Index · ONS Housing Affordability Ratios · ONS Private Rental Index · Bank of England Quoted Household Interest Rates · HMRC Monthly Property Transactions
Contains HM Land Registry data © Crown copyright and database right 2021. This data is licensed under the Open Government Licence v3.0.
The average property in SM2 sold for £524,375 in 2026, with a median of £315,000 across 4 transactions. Prices fell 1.5% compared to the previous year.
| Semi-detached |
| £470,000 |
| 19 Dec 2025 |
73, AMBLESIDE GARDENS SM2 5HN | Other | £258,000 | 19 Dec 2025 |
FLAT 17, SAFFRON HOUSE, 43, CAMBORNE ROAD SM2 6RF | Flat/Maisonette | £425,000 | 19 Dec 2025 |
FLAT 11, DOWNS COURT, COMMONSIDE CLOSE SM2 5SX | Flat/Maisonette | £312,000 | 19 Dec 2025 |
FLAT 12, ASHDOWN COURT, 30, CEDAR ROAD SM2 5DG | Flat/Maisonette | £250,000 | 17 Dec 2025 |
2, PARK MANOR, CHRISTCHURCH PARK SM2 5TT | Flat/Maisonette | £350,000 | 17 Dec 2025 |
33, THE CRESCENT, BELMONT SM2 6BP | Semi-detached | £950,000 | 15 Dec 2025 |
FLAT 17, DOWNS COURT, COMMONSIDE CLOSE SM2 5SX | Flat/Maisonette | £240,000 | 12 Dec 2025 |
8, SWIFT COURT, WESTMORELAND DRIVE SM2 6AX | Flat/Maisonette | £117,000 | 12 Dec 2025 |
FLAT 14, HAMPTON LODGE, 15, CAVENDISH ROAD SM2 5EY | Flat/Maisonette | £115,000 | 12 Dec 2025 |
FLAT 44, CASTLE HOUSE, 1, OVERTON ROAD SM2 6QE | Flat/Maisonette | £218,000 | 11 Dec 2025 |
FLAT 11, REDRUTH HOUSE, GRANGE ROAD SM2 6RT | Flat/Maisonette | £365,000 | 10 Dec 2025 |
29, BRANDY WAY SM2 6SE | Terraced | £437,500 | 10 Dec 2025 |
63A, GRANGE ROAD SM2 6SP | Terraced | £550,000 | 10 Dec 2025 |
The most recent recorded sale in SM2 was a flat/maisonette property on Christchurch Park for £365,000 in January 2026. Across the last 20 sales, the median price was £350,000.