Saunders 1865 | Moving to Sutton

Moving to Sutton

Are you moving to Sutton? Now on the periphery of London, the town of Sutton actually dates back to the Domesday Book, though local Roman ruins show the area to have been settled considerably earlier. Sutton and the villages that surround it – Cheam, Wallington, Carshalton and Beddington – lie in an area that is a geographical sandwich, so to speak, with the chalk of the North Downs to the south, the narrow strip of the Thanet sands in the centre and London clay to the north. It was the clear water afforded by the sands that attracted early settlers to the area, while the whole region’s proximity to London assured its continued development over the following centuries.

Our free, in-depth Moving to Sutton report includes info on:

• The best areas to live
• The good schools
• The average monthly rental prices
• The excellent public transport system in the city

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Putting Sutton on the map


Today, Sutton has a busy town centre which is a major retail hub, with two large shopping centres, a mile-long stretch of pedestrian-only high street and more than 440 shop units. In addition to shopping, this central hub is the destination of choice for leisure and entertainment with a good selection of restaurants, outdoor cafés, bars, nightclubs and cultural activities in the vicinity – including a cinema, bowling and a theatre. The town also boasts a farmers’ market, along with seasonal French and Spanish markets and arts and craft fairs.

As well as being within easy commuting distance of the centre of London, Sutton is well positioned for reaching the rest of the country and destinations further afield. Junction 8 of the M25 is within 15 minutes’ drive, offering quick and easy access to both Heathrow and Gatwick airports, as well the rest of the country’s motorway network. Furthermore, Sutton and the surrounding area is served by 54 bus routes, connecting it to nearby towns such as Epsom, Croydon, Kingston, Wimbledon and Banstead. Trains run to London Victoria, London Bridge and St Pancras as well as to more local destinations, but the town has no London Underground stations.

The areas

One of the advantages to living in the outer reaches of London is that houses tend to have more space for gardens and in most areas the population density is less intense. To the west of Sutton High Street and towards Cheam, the most popular residential streets include St James Road, Salisbury Avenue and the roads running off it such as Bridgefield Road, Cecil Road and Rosebery Road. Just to the north of here Quarry Park Road and Fairholme Road are also desirable addresses. In Wallington, look for properties in Dower Avenue, Woodcote Avenue, Lordsbury Field, Buckingham Way and the surrounding streets.

Rental values will partially reflect the location of the property involved and further be governed by its size and standard of upkeep – naturally rising and falling in line with the economic situation. However, these are the sort of rents that you might currently expect to pay:

Who lives here and why?

Sutton’s more famous residents certainly form an intriguing group; stroll down the high street and you might, at some point in time, have bumped into retired Prime Minister John Major, the celebrated writer Quentin Crisp, singers Cliff Richard and Katie Melua or Olympic rower James Cracknell. Turn back the clock and you’ll come across a number of notable Tudor figures including Sir Nicholas Carew, who was beheaded by Henry VIII and the Elizabethan horticulturist Sir Francis Carew.

In fact, there are traces of human habitation in the area that date back some 10,000 years. The course of the current A24 follows that of an important Roman road, Stane Street, and a Roman villa has been well-excavated at Beddington nearby. By 1086 the local manor was held by the Abbot of Chertsey until Henry VIII laid his hands some 500 years later. After that, it change hands regularly as kings and queens came and went.

Once the railway was built in Victorian times, Sutton grew rapidly into the town it is today; its population doubled between 1851 and 1861, and then again between 1861 and 1871. As a consequence, modern Sutton has a good stock of Victorian housing, along with a variety of more recent residences dating from the 30s and the post war period. The town centre itself features a mixture of Victorian and more modern buildings which, although of no particular architectural merit, do reflect the vibrant and bustling reputation Sutton enjoys.

In short, Sutton and its satellite villages offer an excellent quality of life for both residents and visitors. The area boasts one of the lowest crime rates for a London borough and the presence of a number of corporate headquarters and business parks translates into a good level of employment locally. In addition, its location on the very fringe of London allows for plenty of green open spaces – there are nearly 90 parks covering a total of 1,500 acres. The town has a football club, Sutton United FC, and a cricket team that plays in the Surrey Championship Premier Division, which it won in 2009, as well as a basketball team, the Sutton Pumas. For those who would rather participate in sport that watch it, there are nearly a dozen golf clubs in the area, many of which offer other sporting facilities, along with a number of local authority gyms, leisure centres and swimming pools; riding stables are also to be found nearby. By way of cultural attractions there are theatres in both Sutton and Carshalton, and historic sites at Carew Manor, Little Holland House and the Honeywood Heritage Centre.

Due east of Sutton, the village of Carshalton also grew with the arrival of the railways, but due to the inconvenience of the location of its station, it was quickly overtaken by Sutton. The Carlton Park Estate was developed in late Victorian and Edwardian times, while further north the St Helier Estate was developed for the London County Council in the early 30s, and both remain popular residential areas. Flowing north through the area, the River Wandle rises from Carshalton Ponds and was once the site for nine commercial watercress beds at Goat Green. Little survives of the industry today and the site is now a nature reserve. The ponds themselves are not natural and were created by damning the river; they continue to exist as a conservation area that gives the village its unique character. Another important local horticulture was the farming of lavender and herbs. Although it died out in the 30s, two new lavender projects are attempting to re-establish it in the area.

Further east again, Wallington and Beddington Park, the site of Carew Manor, are villages with easy access to Sutton and good rail links from Wallington Station. Beddington is popular for its groundbreaking low-energy housing scheme, while Wallington has benefited from two new developments of luxury flats in the town centre. To the west of Sutton, Cheam is a sprawling suburban village that can be divided into North Cheam, the more commercial area, and Cheam Village which is more residential. In the Middle Ages it was known for its potteries. It has a mainline railway station and a good selection of shops and restaurants, a leisure centre and a large private hospital.

The Best Bits

If the beautiful area isn’t enough on its own, Sutton and the surrounding area is extremely well-connected to the rest of the country giving you free range to roam.

Bringing the Kids

With a wealth of sports and leisure facilities, plenty of parks and open spaces and a low crime rate, the Sutton area is ideal for bringing up children. There is also a multitude of schools to choose from, catering to every age group for boys or girls separately and mixed. The Sutton Local Education Authority (LEA) is responsible for 31 primary schools within the borough, including four Church of England schools and two Roman Catholic schools. Teaching is of a high standard and the Sutton LEA regularly achieves top five status in the whole country.

With regard to secondary schools the LEA runs 14 in the area: five boys only, one of which is a sports college and one a grammar; four girls only, one of which is Catholic; and five mixed schools. There are also many independent schools including Surrey Hills School (mixed, 11-17), Stowford College (mixed, 6-16), Sutton High School (girls, 4-18), Tudor Lodge School (mixed, 11-16), Lodge School (girls, 2-18), Whitgift School (boys, 10-19) and MRCS Educational Unit (boys, 11-16). The nearest international schools are the ACS Cobham International School in Cobham and the Marymount International School in Kingston Upon Thames.

Relocating to Sutton

If you are relocating to Sutton, or arranging for assignees to come to live here, the chances are that none of you are familiar with this part of London – it’s not exactly on the tourist trail. However, the area is not without its charms and the settlements here have a rich history that can be traced back to the Domesday Book and beyond. A good stock of Victorian, Edwardian and more recent properties provides plenty of choice for families, while there are plenty of schools to choose from. For professional singles and couples, new luxury apartment developments have been springing up and the convenience of the location makes travel easy – to central London, the rest of the UK and internationally.

However, if you don’t know the area, there are a lot of factors to take into consideration when looking for a property, and access to someone with a knowledge of the local rental market is virtually essential. Add to that further considerations such as convenience for work, access to suitable schools, how to set up utilities and where to find sports and entertainment facilities… This is when employing the services of a relocation agent can really help.

At Saunders 1865, our teams of experts combine local knowledge with first-hand experience to pinpoint the right area and the right property that will tick all your boxes. We know London property inside out – even the outer reaches of it – and we know how much you should expect to pay and the advantages and disadvantages of choosing different areas. We can bring expertise to all these factors and help to arrange smooth, efficient and stress-free relocations – here or to other parts of London and the UK. Our services include home finding assistance, school finding, lease negotiations, temporary accommodation, move management and immigration assistance. Don’t hesitate to contact us to find out how we can help you.

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Family friendly

Sutton have had a rich history that can be traced back to the Domesday Book and beyond. A good stock of Victorian, Edwardian and more recent properties provides plenty of choice for families, while there are plenty of schools to choose from. For professional singles and couples, new luxury apartment developments have been springing up and the convenience of the location makes travel easy – to central London, the rest of the UK and internationally.

Average Monthly Rents in Sutton
1 bedroom £909
2 bedrooms £1,210
3 bedrooms £1,599
4 bedrooms £2,051
Average Monthly Rents in Cheam
1 bedroom £894
2 bedrooms £1,240
3 bedrooms £1,619
4 bedrooms £1,887
Average Monthly Rents in Wallington and Beddington
1 bedroom £924
2 bedrooms £1,166
3 bedrooms £1,453
4 bedrooms £1,961
Average Monthly Rents in Carshalton and St Helier
1 bedroom £941
2 bedrooms £1,170
3 bedrooms £1,548
4 bedrooms £1,903
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