Local market reports › SM
Sutton market report SM
The SM (Sutton) house price history in full, 1995 to 2026, in cash and in today's money. Every figure on this page comes from the public record: 117,575 sales registered with HM Land Registry in the SM postcode area (Sutton) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here is a valuation, an estimate or an asking price.
Covers registered sales to July 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the typical home in the SM postcode area (Sutton) sold for £450,500 in 2026, the median of 871 registered sales, up 2% on five years earlier. The mean was £485,300, and by floor area homes here have averaged about £5,660 per square metre over the last five years. The figures cover 117,575 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
The figures for SM centred on Sutton run across 7 districts, the broad sweep by design. For a specific place, drop down to its district report below.
Where SM sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
What a home in SM sells for
The SM median stands at £450,500 for 2026, built from 871 registered sales; the mean, the figure usually quoted as the "average house price", is £485,300, a little above it, the familiar pattern where pricier homes stretch the average.
House prices per square metre in SM
The last five years of sales put SM at roughly £5,660 per square metre. That figure, built from each sale's Energy Performance Certificate floor area, is the one that makes a small flat and a big house comparable.
Against a national (England and Wales) median of £285,000, SM runs 58% above it.
A typical SM home, priced year by year (1995 to 2026)
One line records the median as paid; the other restates every year in today's money via ONS CPIH, the honest measure of getting dearer. Hover for year figures, click the legend to isolate a line.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £450,500 | £450,500 | 871 |
| 2025 | £470,000 | £481,239 | 2,639 |
| 2024 | £475,000 | £505,023 | 2,517 |
| 2023 | £460,500 | £505,977 | 2,478 |
| 2022 | £445,700 | £522,634 | 3,184 |
| 2021 | £440,000 | £557,097 | 3,732 |
| 2020 | £415,000 | £538,471 | 2,536 |
| 2019 | £402,500 | £527,581 | 2,827 |
| 2018 | £390,000 | £519,877 | 2,774 |
| 2017 | £375,000 | £511,462 | 3,246 |
| 2016 | £360,000 | £503,644 | 3,430 |
| 2015 | £330,000 | £466,290 | 3,587 |
| 2014 | £290,000 | £411,416 | 3,748 |
| 2013 | £255,000 | £366,920 | 3,366 |
| 2012 | £245,000 | £360,609 | 2,923 |
| 2011 | £236,000 | £356,269 | 2,758 |
| 2010 | £240,800 | £377,636 | 2,720 |
| 2009 | £215,000 | £345,614 | 2,647 |
| 2008 | £238,000 | £390,132 | 2,583 |
| 2007 | £238,000 | £403,714 | 5,248 |
| 2006 | £215,000 | £373,213 | 5,251 |
| 2005 | £205,000 | £364,817 | 4,207 |
| 2004 | £194,000 | £352,342 | 4,951 |
| 2003 | £180,000 | £331,604 | 4,798 |
| 2002 | £160,000 | £301,039 | 5,480 |
| 2001 | £135,000 | £259,531 | 5,292 |
| 2000 | £122,000 | £239,425 | 4,760 |
| 1999 | £101,500 | £202,284 | 5,341 |
| 1998 | £88,000 | £177,634 | 4,797 |
| 1997 | £76,500 | £156,886 | 4,825 |
| 1996 | £72,000 | £151,845 | 4,377 |
| 1995 | £70,000 | £152,169 | 3,682 |
In cash terms the typical SM home went from £70,000 in 1995 to £450,500 in 2026, roughly 6 times the price. Inflation explains only part of it: in today's money the rise is still about 196%, a genuine increase in what a home here costs. The real-terms peak came in 2021, and today's median remains roughly 19% under it: a 2021 buyer is still waiting to get that price back in today's money.
Year-on-year change in the SM median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2000 (+20.2% on the year before); the weakest, 2009 (−9.7%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of flats dominate the record here, 38% of the typed total. A detached home currently trades at £858,800 against £300,000 for a flat, 2.9 times the price.
Median by property type, SM
One line per type, years with too few sales omitted. Hover for the year's figures; click a legend entry to isolate a type.
| Type | Median (2026) | Sales that year | All-time sales |
|---|---|---|---|
| Detached | £858,800 | 66 | 11,781 |
| Semi-detached | £595,000 | 209 | 25,380 |
| Terraced | £480,000 | 273 | 35,712 |
| Flats | £300,000 | 323 | 44,702 |
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −4.1% | −6.4% |
| 5 years (since 2021) | +0.5% | −4.2% |
| 10 years (since 2016) | +2.3% | −1.1% |
| 20 years (since 2006) | +3.8% | +0.9% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
The turnover behind the prices
The year-by-year sales count
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
The monthly pulse, last five years
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
SM recorded 1,934 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 4,998 sales a year before the financial crisis and 2,338 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
What homes rent for around SM
SM falls under Sutton, the local authority covering most of the SM area (parts fall under Merton and Reigate and Banstead, where rents differ), where the ONS puts the average private rent at £1,550 a month (May 2026 figures). A one-bed averages £1,233 a month here and a four-or-more-bed £2,486, so size does most of the work in setting the rent.
Average monthly rent by size, Sutton
ONS Price Index of Private Rents, May 2026.
Against the £450,500 median purchase price, a rent of £1,550 a month (£18,600 a year) works out at a 4.1% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
SM (Sutton): the questions that come up
How much did a house sell for in SM (Sutton)?
Are property prices falling in SM (Sutton)?
Is SM (Sutton) a good place to buy a house?
What happens to SM prices now?
The record answers a different question than "what happens next": the median is roughly flat over five years in cash but down 19% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
What you could buy in SM now
Everything above is what homes in SM sold for. The live side of the market holds 290 homes at the moment, listed by 12 agents publishing to HomesIndex, at a typical asking price 8% below the SM median sold price.
28% of current listings sit under the prices comparable homes actually fetched. The comparison behind each listing uses recent recorded sales of similar homes close by.
The "under comparable sales" label measures each asking price against real nearby sales of similar homes: an opening position for a conversation rather than a valuation. The home itself still needs looking at.
See every SM home for sale on the map →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
The price of an extra bedroom in SM
What homes of each size actually sold for across the SM area, from the Land Registry record. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £574,000 | £775,000 (+35%) | £1,030,000 (+33%) | £1,382,500 (+34%) |
| Semi-detached | £385,000 | £505,000 (+31%) | £610,000 (+21%) | £738,750 (+21%) | £884,000 (+20%) |
| Terraced | £400,000 | £460,000 (+15%) | £555,000 (+21%) | £655,000 (+18%) | — |
| Flat | £264,000 | £330,000 (+25%) | £420,000 (+27%) | — | — |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land one size out. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
The spread across the SM area is the point: the same five years treated these districts very differently.
SM area districts: five years of change
The districts that gained and lost most in cash terms, each row linking through to its own report.
District by district
The spread inside SM matters more than its average. These are its districts with enough sales to measure, priciest first, each with a full report of its own.
| District | Median (2026) | 5-year | Sales |
|---|---|---|---|
| SM7 Banstead (including Nork), Woodmansterne | £625,000 | +6% | 83 |
| SM3 The western part of Sutton Common, North Cheam | £550,000 | +12% | 89 |
| SM4 Morden, Morden Park | £475,000 | +3% | 115 |
| SM5 Carshalton, Carshalton Beeches | £450,000 | +13% | 139 |
| SM1 Sutton, Rosehill | £422,500 | +5% | 156 |
| SM6 Wallington, Beddington | £409,500 | +1% | 160 |
| SM2 Belmont, South Sutton | £350,000 | -8% | 129 |
Thinking of selling in SM? Get a rough value first
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in SM, open the average prices map and zoom from the SM shading down to the sold homes on your own street. Every recorded SM sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim SM.
Dig further
Behind the answers sits the same Land Registry record as this page, with SM already set as the subject. Free, one click sign in.
Two maps carry on from here: every SM sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices a real purchase.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.