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Neighbourhood profile
Beddington
Sutton, London
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.
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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.
- 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)
- 54 open venues (42 food and drink, 12 other)
Beddington score highlights
- Education Strong access to rated primary and secondary schools (score 70/100).
- Property prices & growth Strong combination of affordability, price momentum and turnover (score 68/100).
- Area development Little recent major-development activity (score 3/100).
Beddington, layer by layer
Property prices & growth
68/ 100
- Purchase affordability70
- 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 30 years of sale-price history for this ward.
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Safety
64/ 100
- Personal safety55
- Property crime71
- Anti-social behaviour68
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Safety deep-dive
Crime broken down by category, with the 12-month trend for this ward.
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- Five-year price trend and school inspection history per ward
- Cheaper lookalike areas for any ward
- Unlimited saved areas and shareable links
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- Everything in the Day Pass, kept on while you search
- “What’s changing” on every ward — planning approvals and venue openings/closures
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Connectivity
32/ 100
Median public-transport access is moderate (TfL PTAL 3.0 of 8 across this ward).
Air & Quiet
65/ 100
- 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.
Day Pass · 24 hours
- Your wizard shortlist in full — top matches revealed, plus the near-misses and the one thing each missed
- Ward deep-dives: crime by category with the 12-month trend, air quality, culture breakdown
- Five-year price trend and school inspection history per ward
- Cheaper lookalike areas for any ward
- Unlimited saved areas and shareable links
WAYB+ · month to month
- Everything in the Day Pass, kept on while you search
- “What’s changing” on every ward — planning approvals and venue openings/closures
- Cancel anytime; access runs to the end of the month you paid for
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Cultural Signal
15/ 100
- Nightlife0
- Dining7
- Arts & culture0
- Retail & shops0
- Sports & recreation0
- Independent scene21
- Vitality (openings, diversity)44
54 open venues nearby — 42 food & drink, 12 other.
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Culture deep-dive
What's open nearby — the venue mix, share of independents, and recent openings.
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- Your wizard shortlist in full — top matches revealed, plus the near-misses and the one thing each missed
- Ward deep-dives: crime by category with the 12-month trend, air quality, culture breakdown
- Five-year price trend and school inspection history per ward
- Cheaper lookalike areas for any ward
- Unlimited saved areas and shareable links
WAYB+ · month to month
- Everything in the Day Pass, kept on while you search
- “What’s changing” on every ward — planning approvals and venue openings/closures
- Cancel anytime; access runs to the end of the month you paid for
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Education
70/ 100
- 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.
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- Your wizard shortlist in full — top matches revealed, plus the near-misses and the one thing each missed
- Ward deep-dives: crime by category with the 12-month trend, air quality, culture breakdown
- Five-year price trend and school inspection history per ward
- Cheaper lookalike areas for any ward
- Unlimited saved areas and shareable links
WAYB+ · month to month
- Everything in the Day Pass, kept on while you search
- “What’s changing” on every ward — planning approvals and venue openings/closures
- Cancel anytime; access runs to the end of the month you paid for
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Heritage
47/ 100
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
65/ 100
- Green spaces89
- Waterways20
Largest green space: Beddington Park (40 ha). ~60 ha of green space in total.
Area development
3/ 100
What's changing in Beddington
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What's changing (WAYB+)
Recent planning approvals and venue openings or closures for this ward. Subscription only.
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Neighbourhood matches
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Neighbourhood matches
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Day Pass · 24 hours
- Your wizard shortlist in full — top matches revealed, plus the near-misses and the one thing each missed
- Ward deep-dives: crime by category with the 12-month trend, air quality, culture breakdown
- Five-year price trend and school inspection history per ward
- Cheaper lookalike areas for any ward
- Unlimited saved areas and shareable links
WAYB+ · month to month
- Everything in the Day Pass, kept on while you search
- “What’s changing” on every ward — planning approvals and venue openings/closures
- Cancel anytime; access runs to the end of the month you paid for
Already bought? Don't pay again — open the confirmation email from where are you based? and tap Restore access to sign back in on this device.
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