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Cheapest and best areas to buy in Sutton. All 3 postcode districts compared.

Typical 3-bed house£605kacross Sutton
Cheapest districtSM13-bed house £572k
Sold last year639homes in Sutton
Prices in Sutton+0.6%on a year ago

A typical 3-bedroom house in Sutton sold for £605,000 over the last five years, in today's money. The same home costs £572k in SM1 and £741k in SM2, so where you look matters more than almost anything else.

For the most space for your money, look at SM1: about 89 m² for a typical £572k. SM1 is the busiest market, with 270 sales last year.

Prices in Sutton are up 0.6% on a year ago. Renting a 3-bedroom home costs about £1,899 a month; a 90% mortgage on the typical 3-bed house would be around £2,759 a month at 4.5% over 30 years.

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Cheapest areas to buy in Sutton

1SM13-bed house £572kabout 89 m² · 270 sold last year2SM33-bed house £599kabout 89 m² · 145 sold last year3SM23-bed house £741kabout 104 m² · 224 sold last year

For a flat, the cheapest is SM1: a typical 2-bedroom flat sells for £305k.

Best areas in Sutton for families

Districts where the best state schools nearby beat the England average, cheapest first.

SM13-bed house £572k
Primary Westbourne Primary School · 90% England 64%Secondary Glenthorne High School · 80.4% England 43.8%
SM33-bed house £599k
Primary Westbourne Primary School · 90% England 64%Secondary Glenthorne High School · 80.4% England 43.8%
SM23-bed house £741k
Primary Cuddington Croft Primary School and Nursery · 94% England 64%Secondary Glenthorne High School · 80.4% England 43.8%

Best state primary within 2 km (pupils meeting the expected standard at 11) and secondary within 5 km (grade 5+ in English and maths). DfE performance tables.

Sutton postcode districts

District3-bed houseSize2-bed flatHouses per m²Best primarySold last year
SM1£572k89 m²£305k£6,36490%270
SM2£741k104 m²£316k£6,71894%224
SM3£599k89 m²£325k£6,55890%145

Typical prices from sales in the last five years, in today's money. A dash means too few sales to say.

Questions about buying in Sutton

How much is a 3-bedroom house in Sutton?

About £605,000 across Sutton, from sales in the last five years in today's money. It ranges from £572k in SM1 to £741k in SM2.

What is the cheapest area of Sutton to buy a house?

For a 3-bedroom house: SM1 (£572k), SM3 (£599k), SM2 (£741k).

Are house prices going up in Sutton?

In Sutton, prices are up 0.6% on a year ago and up 11.1% over five years, according to the UK House Price Index (July 2026).

Which postcode in Sutton is best for families?

On school results and price together: SM1 (3-bed house £572k, best primary nearby 90% at the expected standard against 64% across England); SM3 (3-bed house £599k, best primary nearby 90% at the expected standard against 64% across England); SM2 (3-bed house £741k, best primary nearby 94% at the expected standard against 64% across England).

Is Sutton a good place to buy a house?

What the numbers say: a typical 3-bedroom house costs £605,000, prices are up 0.6% on a year ago, renting a 3-bedroom home costs about £1,899 a month against roughly £2,759 for a 90% mortgage, and 639 homes sold last year, so there is a real choice. Prices vary from £572k to £741k between districts, so the area you pick matters most.

How many homes sell in Sutton each year?

639 homes sold across its 3 postcode districts in the last year, the most in SM1.

Sources: HM Land Registry price paid data matched to the EPC register, UK House Price Index (July 2026), ONS private rents (August 2026). The mortgage figure is an illustration, not advice.