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Belmont market report SM2, Sutton
The SM2 (Belmont) house price history in full, 1995 to 2026, in cash and in today's money. This page is built from the public record and nothing else: 18,638 completed sales registered with HM Land Registry in SM2 (Sutton) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales data to July 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the 2026 median for SM2 (Sutton) is £350,000, from 129 registered sales, down 8% on five years earlier; the mean is £491,200, and by floor area homes here have averaged about £5,540 per square metre over the last five years. Behind the figures sit 18,638 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
The postcode district SM2 covering Belmont, South Sutton, South Cheam sits in Sutton. A district is the workhorse unit for reading a market: local enough to be meaningful, busy enough that the medians rest on a steady flow of sales.
Where SM2 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.
The going rate for a home in SM2
In the SM2 property market, the 2026 median sale price is £350,000, from 129 registered sales; the mean, the "average house price" most sites quote, is £491,200, sitting a long way above it, which tells you a few very expensive sales are pulling the average up.
Price per square metre in SM2
Per square metre, SM2 homes have averaged around £5,540 over the last five years of sales. The floor areas behind the figure come from Energy Performance Certificates, and the by-the-metre view is the fair comparison across home sizes.
For scale: the England and Wales median is £285,000, so SM2 trades 23% above the country as a whole.
SM2's median sold price, 1995 to 2026
The median as recorded at the time, and each year restated in today's money (ONS CPIH), the sharper test of whether homes really got dearer. Hover for the year-by-year figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £350,000 | £350,000 | 129 |
| 2025 | £375,000 | £383,967 | 393 |
| 2024 | £395,000 | £419,966 | 393 |
| 2023 | £370,000 | £406,540 | 345 |
| 2022 | £375,200 | £439,965 | 458 |
| 2021 | £380,000 | £481,129 | 511 |
| 2020 | £400,000 | £519,008 | 346 |
| 2019 | £373,800 | £489,962 | 396 |
| 2018 | £342,500 | £456,559 | 354 |
| 2017 | £340,000 | £463,726 | 426 |
| 2016 | £342,000 | £478,461 | 476 |
| 2015 | £305,000 | £430,965 | 556 |
| 2014 | £275,000 | £390,136 | 555 |
| 2013 | £242,000 | £348,214 | 513 |
| 2012 | £213,400 | £314,098 | 447 |
| 2011 | £240,000 | £362,308 | 439 |
| 2010 | £231,500 | £363,052 | 410 |
| 2009 | £200,000 | £321,502 | 412 |
| 2008 | £235,000 | £385,215 | 410 |
| 2007 | £227,500 | £385,903 | 860 |
| 2006 | £206,000 | £357,590 | 787 |
| 2005 | £204,000 | £363,038 | 659 |
| 2004 | £183,500 | £333,272 | 792 |
| 2003 | £167,000 | £307,654 | 707 |
| 2002 | £149,000 | £280,342 | 841 |
| 2001 | £125,000 | £240,306 | 907 |
| 2000 | £105,000 | £206,063 | 852 |
| 1999 | £90,000 | £179,365 | 900 |
| 1998 | £75,000 | £151,393 | 882 |
| 1997 | £70,000 | £143,556 | 903 |
| 1996 | £65,000 | £137,082 | 808 |
| 1995 | £67,000 | £145,648 | 771 |
In cash terms the typical SM2 home went from £67,000 in 1995 to £350,000 in 2026, roughly 5 times the price. Inflation explains only part of it: in today's money the rise is still about 140%, a genuine increase in what a home here costs. The real-terms peak came in 2020, and today's median remains roughly 33% under it: a 2020 buyer is still waiting to get that price back in today's money.
Year-on-year change in the SM2 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 1999 (+20.0% on the year before); the weakest, 2009 (−14.9%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −6.7% | −8.8% |
| 5 years (since 2021) | −1.6% | −6.2% |
| 10 years (since 2016) | +0.2% | −3.1% |
| 20 years (since 2006) | +2.7% | −0.1% |
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.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of flats dominate the record here, 61% of the typed total. A detached home currently trades at £1,240,000 against £305,000 for a flat, 4.1 times the price.
Median by property type, SM2
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 | £1,240,000 | 17 | 3,465 |
| Semi-detached | £752,000 | 9 | 1,691 |
| Terraced | £463,000 | 16 | 2,178 |
| Flats | £305,000 | 87 | 11,304 |
Transaction volumes
How many homes change hands
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
Month by month, five years back
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
The register shows 294 SM2 sales across the most recent twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 801 sales a year before the financial crisis and 344 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
Reading the SM2 market
SM2 is currently the cheapest district of its postcode area by median price, which cuts both ways: the lowest entry price, and the least priced-in expectation.
What homes rent for around SM2
The local authority for SM2 is Sutton, and its ONS average private rent currently stands at £1,550 a month (May 2026 figures). The spread runs from £1,233 a month for a typical one-bed to £2,486 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Sutton
ONS Price Index of Private Rents, May 2026.
Set against the £350,000 median sold price, £1,550 a month is £18,600 a year, a gross yield of 5.3%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
Asked and answered: SM2 (Belmont)
Are property prices falling in SM2 (Belmont)?
Is SM2 (Belmont) a good place to buy a house?
How much did a house sell for in SM2 (Belmont)?
What happens to SM2 prices now?
No honest page predicts prices, so this one sticks to the record: the median is down 8% over five years in cash but down 27% after inflation. Anyone weighing a purchase should read the volume chart with the price chart, remembering that these are completed sales, registered weeks after the deals were actually struck.
SM2's current homes for sale
Everything above is what homes in SM2 sold for. Turning to what is actually available: 34 homes on the market right now, from 5 agents publishing to HomesIndex, at a typical asking price 7% below the SM2 median sold price.
28% of current listings sit under the prices comparable homes actually fetched. Every listing is measured against recent recorded sales of similar nearby homes.
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
See every SM2 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.
Moving up a bedroom in SM: the cost
What homes of each size actually sold for across the SM area, from the Land Registry record. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| 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
SM2 ranks 7 of 7 in the SM area on five-year growth. The gap between the top and bottom of this chart is the difference between buying well and buying badly in the same city.
Winners and losers across the SM area, five years
The districts that gained and lost most in cash terms, each row linking through to its own report.
Inside SM2, sector by sector
Below district level sit the sectors, street groups with reports of their own, and the gaps between neighbouring ones can be sharp.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SM2 5 | £316,200 | 56 |
| SM2 6 | £327,500 | 57 |
| SM2 7 | £960,500 | 16 |
How SM2 compares nearby
Same city, different markets. The neighbouring districts of the SM area, dearest first:
| District | Median | 5-year |
|---|---|---|
| SM7 | £625,000 | +6% |
| SM3 | £550,000 | +12% |
| SM4 | £475,000 | +3% |
| SM5 | £450,000 | +13% |
| SM1 | £422,500 | +5% |
| SM6 | £409,500 | +1% |
| SM2 (this report) | £350,000 | -8% |
Thinking of selling in SM2? Get a rough value first
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at SM2's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
Estate agents working SM2: the featured spot on this report is free for founding agents, one per district. Claim SM2.
Keep digging
Behind the answers sits the same Land Registry record as this page, with SM2 already set as the subject. Free, one click sign in.
See every individual SM2 sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale runs the numbers on a real purchase.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.