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Neighbourhood profile
Beddington
Sutton, London
PocketsBeddington (Mitcham Common · Bandon Hill Cemetery · River Wandle · Plough Lane · LCCA Cricket Centre · Mellows Park · south-east)
Beddington sits on the northern edge of Sutton, built around the historic Beddington Park and Carew Manor estate and the River Wandle running through it. The whole ward is inside a conservation area. The character is a surviving country-estate landscape wrapped around by interwar and postwar suburbia. Heritage is exceptional for outer London: nineteen listings include the Grade I Beddington Place great hall (the only Grade I listing in the borough of Sutton, with an early-16th-century arch-braced hammer-beam roof), the Grade II* Parish Church of St Mary the Virgin and the Grade II* pigeon house at Beddington Place. Green space is generous at nearly sixty hectares, dominated by the forty-hectare Beddington Park. Forty-two Ofsted-outstanding schools are within reach — a strong figure. Education scores very high. The drawbacks are cultural and connective. Food and non-food amenity is thin (forty-two and twelve venues), and public transport is moderate, with Hackbridge and Waddon Marsh stations rather than Tube access.
- Strongest70Education
Strong access to rated primary and secondary schools
- Also strong69Property prices & growth
Strong combination of affordability, price momentum and turnover
- Watch out3Area development
Little recent major-development activity
At a glance
- Moderate public-transport access
- 19 listed buildings
- 100% covered by a conservation area
- 8 schools rated Outstanding by Ofsted within 1 km
- Largest green space: Beddington Park (40.3 hectares)
- 55 open venues (43 food and drink, 12 other)
7 pockets across 1 named area · coloured by overall score.See on full map ↗
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Browse listings
Beddington Place's Great Hall, Grade I listed, is the only Grade I listed building in the London Borough of Sutton and features an early-16th-century arch-braced hammer-beam roof where Sir Francis Carew entertained Queen Elizabeth I for three days in 1599.
Beddington, layer by layer
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Scores as of 23 Aug 2026 · prices to 2026 · crime to Jun 2026 · air 2022 · sources
Property prices & growth
69Better than 95% of London
How scores work - Purchase affordability75
- Rent affordability75
- Price momentum (5yr)63
- Activity (turnover)64
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Prices, rent & trends
£ per square foot to buy, an estimated 2-bed rent, and decades of sale-price history for this ward.
For Beddington: 95 sales recorded (2025)32-yr price trend £—
Safety
65Better than 80% of London
- Personal safety57
- Property crime71
- Anti-social behaviour68
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Safety deep-dive
Every recorded crime type — burglary, robbery, vehicle crime and more — grouped into personal, property and anti-social behaviour, with the monthly trend for this ward.
For Beddington: personal, property & anti-social breakdown24-mo trend to Jun 2026counts —
Connectivity
32Better than 19% of London
Median public-transport access is moderate (TfL PTAL 3.0 of 8 across this ward).
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Connectivity deep-dive
Real TfL journey times to London's major hubs, plus this ward's transport access rank across London.
For Beddington: — min by TfL to 8 major hubsaccess rank —
Air & Quiet
65Better than 77% of London
- Air quality70
- Quietness57
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Air & noise deep-dive
NO₂, PM2.5 and road/rail noise for this ward, each against WHO / UK limits.
Cultural Signal
15Better than 22% of London
- Nightlife0
- Dining7
- Arts & culture0
- Retail & shops0
- Sports & recreation0
- Independent scene21
- Vitality (openings, diversity)44
55 open venues nearby — 43 food & drink, 12 other.
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Culture deep-dive
What's open nearby — the venue mix, share of independents, and recent openings.
For Beddington: the mix behind 55 open venues—% independent
Education
70Better than 99% of London
- Primary schools62
- Secondary schools78
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School inspection history
Every school in this ward with its current Ofsted rating and multi-year trend.
For Beddington: 5 schools, each with its inspection record
Heritage
47Better than 65% of London
19 listed buildings · 100% under a conservation area
- Beddington Place (great Hall Only)Grade I
- Parish Church of St Mary the VirginGrade II*
- Pigeon House to North West of Beddington PlaceGrade II*
From Historic England's National Heritage List for England.
Nature Access
65Better than 56% of London
- Green spaces89
- Waterways20
Largest green space: Beddington Park (40 ha). ~60 ha of green space in total.
Area development
3Better than 48% of London
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Planning pipeline
Named recent approvals with homes and floorspace, the local homes pipeline, and the affordable share.
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- Prices — £ per square foot, an estimated rent, and the ward’s full price history
- Safety — crime by type with its monthly trend
- Getting around — real TfL journey times to the big hubs
- Schools, air & noise — every school’s inspection record, air & noise against WHO limits
- What's next — the venue mix, what’s been approved to build nearby, and cheaper areas that score like Beddington
For Beddington: 95 sales recorded (2025)32-yr price history £—24-mo crime trend to Jun 2026TfL times to 8 hubs — min5 schools' inspection records55 venues mapped
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What's changing in Beddington
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Beddington, quick answers
- Is Beddington safe?
- Beddington scores 65 for safety, based on street-level recorded crime (police.uk) — safer than most of London. The score weighs personal safety, property crime and anti-social behaviour separately rather than ranking on one raw total, so the mix of crime matters as well as the volume.
- Is Beddington a good place to live?
- Beddington scores 48 overall when all nine data layers are weighted equally. The London comparison beside the score shows how that number ranks against every ward. Its strongest suits are education (70) and property prices & growth (69); its weakest is area development (3). Whether it suits you depends on what you weight — the same data re-ranked around your own priorities can read very differently.
- How well connected is Beddington?
- Moderate public-transport access: Transport for London rates the typical spot in Beddington 3 on its 0–8 public-transport access scale, which puts the ward at 32 for connectivity relative to the rest of London.
- Is Beddington expensive to buy in?
- Relative to the rest of London, Beddington is among London's more affordable areas to buy: its purchase-affordability score is 15/20, where higher means cheaper per square foot (HM Land Registry sold prices matched to floor areas).
- What are the schools like near Beddington?
- Beddington scores 70 for education, based on Ofsted ratings and walking distance to the nearest rated primary and secondary schools. 8 schools within a kilometre hold an Outstanding rating.
Where else to look
Wards with a similar profile
- Harrow Weald · Harrow
- Headstone · Harrow
- The Wrythe · Sutton
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Neighbourhood matches
Find areas that score like this one, with the price difference for each.
Nearby wards
- Broad Green · Croydon
- Waddon · Croydon
- West Thornton · Croydon
- Cricket Green · Merton
- Pollards Hill · Merton
- South Beddington & Roundshaw · Sutton
- Wallington North · Sutton
More affordable, similar areas
- Hackbridge · SuttonMore affordable
- Downham · LewishamMore affordable
- Wallington South · SuttonMore affordable
- St Helier West · SuttonMore affordable
- Roxbourne · HarrowMore affordable
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