New Build Investor Guide – Sutton
Buying a new build property off plan? Check out our Area Guide first
Are you considering purchasing a new build, off plan property in the London borough of Sutton? Want to get the latest information on house prices, demographics and other useful information before you commit to a deal?
Our Area Guides give you the latest relevant information from local governments, the Census and the Office of National Statistics (ONS) data. They’re designed for offshore, new build property investors to help you understand an area in detail so you can make informed investment decisions.
Read on for investor details specifically about Sutton but if it’s more detail about the wider UK property market you need, you can download our latest report here. In our report we address two key questions:
1 Is investing in UK residential property still worth it?
2 If so, where are the best opportunities for property investors and why?
Sutton is one of 20 outer London boroughs and is located in south London. Spanning nearly 17 square miles, it is the 14th largest London borough by area. South of the river Thames, it borders the county of Surrey, and the London boroughs Kingston upon Thames, Merton and Croydon. The main districts in Sutton include Carshalton, Cheam, Sutton and Worcester Park.
Sutton’s population is forecast to grow by more than 7% by 2030
|Forecast Population 2030||222,186|
Economically Active Population
A largely young, diverse, mobile population.
|Age Range||Percentage of population|
|16 – 64||64%|
Average Life Expectancy
The average life expectancies for those born in Sutton between 2016 and 2018 are below.
|Males||81 (UK average is 79). Males born in Sutton have the 16th longest life expectancy of all London boroughs.|
|Females||84 (UK average is 83). Females born in Sutton have the 10th shortest life expectancy of all London boroughs.|
Population Density (2011)
Sutton has 4,706 people per km2. Lower than the London average of 5,701 people per km2 and the 10th lowest density of all London boroughs.
International Migration (2018-19)
1,001 new residents from overseas moved to Sutton in 2018 -2019, the lowest number of new residents from overseas of all London boroughs.
Country of Birth
|Location of Birth||Proportion of Population|
|UK and Ireland||82%|
Crime & Safety
|Crime Numbers (April 2017 – March 2018)||11,971|
|Crime rate per 1,000 population (April 2017 -March 2018)||59|
|Sutton has the 2nd lowest crime rate per 1,000 people of all London boroughs.|
|Primary Schools||50 (12 of which have an Ofsted rating of outstanding)|
|Secondary Schools||24 (7 of which have an Ofsted rating of outstanding)|
|Schools and Colleges (16-18 years)||22 (7 of which have an Ofsted rating of outstanding)|
|Population considering themselves in very good health||49%|
|Population considering themselves in very bad health||less than 1%|
Employment & Economy
79% of working aged people employed (compared to 75% across England 74% across London).
Top 4 Sectors of Employment
|Public administration, education and health|
|Finance, banking and insurance||27%|
|Distribution, hotels and restaurants||13%|
|Transport and communications||10%|
In 2020, there were 25 companies in the borough employing more than 250 people and 85 companies employing between 50 and 249 people. (source: nomisweb.co.uk).
Jobs and Job density
Aproximately 38,225 residents of Sutton also work in the borough. 28,477 people travel into the borough each day for work and 52,076 residents work outside the borough. The daytime population of the borough therefore decreases by 23,599 people each day. (source: data.london.gov.uk).
|Median Gross Annual Pay for full-time employee jobs (2017)||£31,365|
|Number of jobs in the borough (2019)||92,000|
|Jobs per resident||0.49 (London average 1.03 and UK average 0.87)|
|Number of residential properties in Sutton||82,510|
Property Ownership (2018)
|own property outright (no mortgage)||31%|
|own property with mortgage||39%|
|rent from a Housing Authority or the Local Authority||11%|
|rent from a private landlord (representing approximately 14,800 private rentals)||19%|
|Households with no car or van (2011)||23%|
|One person households||30%|
|One family households||62%|
|Other (sharers / students etc)||8%|
Average House Prices
|Average achieved price January 2020||£371,413|
|Average achieved price January 2021||£385,231|
Volume of Sales
|Number of residential sales to year ending September 2019||2,553|
|Number of residential sales to year ending September 2020||1,923|
Achieved Rents (January to December 2020)
Mean monthly average rents Sutton:
|London Median Rents
(per calendar month)
(per calendar month)
New Build Developments in Sutton
There are four large new build developments in Sutton with apartments currently available for sale. Average asking prices for three of these developments are set out below.
New Mill Quarter (Barratt / David Wilson)
|Total Number of properties||725 (575 private)|
|First launched||May 2017|
Average Prices – New Mill Quarter
|Price per ft²||£447||£541||£593|
Greenside Views (Sitac Developments)
|Total Number of properties||48|
|First Launched||December 2018|
Average Prices – Greenside Views
|Price per ft²||£469||£504||£531|
Arc (Parkside Property)
|Total Number of apartments||20|
|First Launched||January 2020|
Average Prices – Arc
|Price per ft²||£559||£643||£813|
Environment & Leisure
The borough has 89 parks and open spaces, covering an area of 2.3 square miles, this includes 11 nature reserves.
Facilities in the borough include:
5 leisure centres
The main location for shopping in the borough is Sutton High Street.
Sutton’s overground and underground stations are in Zones 4 and 5
There are no underground stations in Sutton.
The Liberal Democrats