Average Rent, House Prices and Buy-to-Let Yield in Sutton (July 2026)
The average private rent in Sutton is £1,553 a month (ONS, July 2026) and the average house price £446,775 (HM Land Registry, June 2026): a gross yield of 4.2%, ranked 199 of 316 local authorities.
Rent in Sutton
The average private rent across all property types is £1,553 a month (+2.0% on a year earlier). The regional median in London is £1,962.
| Property | Per month | Per year |
|---|---|---|
| 1 bedroom | £1,236 | £14,832 a year |
| 2 bedrooms | £1,551 | £18,612 a year |
| 3 bedrooms | £1,895 | £22,740 a year |
| 4+ bedrooms | £2,488 | £29,856 a year |
The bedroom ladder in Sutton: one to two bedrooms adds 25.5% to the rent, two to three adds 22.2% and three to four-plus adds 31.3% (England-and-Wales medians 27.3%, 20.9% and 40.9%). The biggest step here is three to four or more bedrooms — the size where an extra room earns most, and the first place to look when comparing a conversion against its cost.
House prices in Sutton
The average price paid is £446,775 (+0.4% on a year earlier).
| Type | Average price |
|---|---|
| Detached | £1,022,308 |
| Semi-detached | £648,308 |
| Terraced | £456,712 |
| Flat | £281,416 |
Rents are outrunning prices in Sutton. Rents moved +2% over the year against +0.4% for prices — a gap of 1.6 points that lifts the gross yield a buyer sees today. Sutton ranks 262nd of 316 local authorities for rent growth and 242nd of 316 for price growth; the England-and-Wales medians are +3.8% and +2.8%.
Gross yield by property type in Sutton
| Type | Rent / month | Average price | Gross yield | E&W median |
|---|---|---|---|---|
| Flat | £1,551 | £281,416 | 6.6% | 7.5% |
| Terraced house | £1,895 | £456,712 | 5% | 5.7% |
| Semi-detached | £1,895 | £648,308 | 3.5% | 4.6% |
| Detached | £2,488 | £1,022,308 | 2.9% | 4.1% |
On these pairings the strongest gross yield in Sutton is on flats at 6.6%, against an England-and-Wales median of 7.5% for that type; the weakest is detached. Gross figures ignore service charges, which usually make flats the thinnest net yield of the four.
What that means for a landlord
- Gross yield 4.2% (rent × 12 ÷ price) — rank 199 of 316 local authorities; the regional median is 4.5%. Net yield is lower once mortgage interest, insurance, maintenance and voids come off.
- Tenant affordability: referencing at 30× means a household income of about £46,590 a year for the average rent.
- EPC before 2030: 36% of EPCs lodged in Sutton over the last year were below band C — the level a rented home needs by 1 October 2030 — with 32% at D (EPC ratings in Sutton).
- Council tax: Band D in Sutton is £2,379 for 2026/27, and the council charges a 100% second-home premium (council tax in Sutton).
Lender maths on the averages. At a 5.5% stress rate and 145% rent cover — the common buy-to-let convention — the average rent of £1,553 supports a loan of about £233,680, which is 52.3% of the average price. That falls short of 75% loan-to-value, so a buyer of an average home here needs a larger deposit or a stronger rent to pass the stress test. Both numbers are conventions rather than rules — change them in the stress test.
Run the numbers for Sutton
- Yield calculator with £446,775 and £1,553 already filled in
- Mortgage stress test at 75% LTV on the average price
- Rent affordability: the income a tenant needs to reference at £1,553 a month
- Rental income tax on £18,636 a year of rent
Nearest neighbours by yield, in London
| Area | Rent | Price | Yield | Rent 12m |
|---|---|---|---|---|
| Ealing | £2,085 | £575,814 | 4.3% | +2.2% |
| Merton | £2,153 | £612,681 | 4.2% | +4.6% |
| Haringey | £2,213 | £634,444 | 4.2% | +1.5% |
| Redbridge | £1,724 | £495,977 | 4.2% | +2.1% |
| Havering | £1,564 | £456,759 | 4.1% | +2.2% |
| Harrow | £1,773 | £524,160 | 4.1% | +3% |
All 316 areas ranked · council tax in Sutton · EPC ratings in Sutton.
Rents: ONS, Price Index of Private Rents (average monthly private rent by local authority, July 2026). Prices: HM Land Registry UK House Price Index (average price, June 2026). Gross yield = rent × 12 ÷ price, our calculation. Contains public sector information licensed under the Open Government Licence v3.0; contains HM Land Registry data © Crown copyright and database right 2026. Rankings and medians are ours, across 316 local authorities.
Asked about this area
£1,553 a month across all property types (ONS Price Index of Private Rents, July 2026), up 2.0% on a year earlier.
£446,775 (HM Land Registry UK House Price Index, June 2026).
About 4.2% gross on the averages — £1,553 rent against a £446,775 price — ranking 199 of 316 local authorities. Net yield depends on your mortgage and costs.
Flats on our pairing: 6.6% gross (£1,551 rent on a £281,416 price), against an England-and-Wales median of 7.5% for that type.
Rents +2% against prices +0.4% over the year — rents ahead, so yield is rising for a buyer today.
Referencing at 30 times the monthly rent points to roughly £46,590 a year of household income for the average home; the affordability calculator shows 24× and 36× too.
Postcode districts in Sutton
Council tax bands, sold prices and build periods for each district — all KT postcodes · all SM postcodes.