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Get startedBeddington Manor, Flat 16, 45 Eaton Road, Sutton, SM2 5ED
5 sales on record
About Beddington Manor
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Beddington Manor is a two-bedroom semi-detached house in Sutton (SM2 5ED). It has a recorded floor area of 58 m² (around 624 sq ft) and construction records dating it to 1967-1975. Tenure is freehold. The latest certificate (December 2013) shows an E (score 52), well below the UK norm with real room to improve. The rating has held steady at E across 3 certificates since November 2013. Between certificates, wall efficiency went from Poor to Good. The recommended improvements would push it to D (score 65). Main heating runs on electricity. The latest certificate is from December 2013, so improvements made since then won't be reflected. At 58 m² this is the 10th smallest of 21 units on EPC record in Beddington Manor, where floor areas span 29–65 m². The building's EPC ratings span F to B across 21 units on file.
Sale prices here have outpaced Sutton HPI: 7.4% per year against 0% for the wider region. On a £-per-square-foot basis, the last sale (£529/sq ft) was about 145.1% above the typical sold price in the postcode. It lags the bulk of the postcode on energy efficiency (less efficient than 85% of similar EPCs). Sold May 2022 for £330,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
What this property has
Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.
Inside
- Bedrooms2
- Bathrooms1
Outside
- GarageYes
Building
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
Beddington Manor's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 09 Dec 2023
Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
Latest sale on Beddington Manor was the highest on Land Registry record across the postcode.
Current estimate
See how we calculated this£340,000
Modelled from EPC, postcode comparables and a sale-price growth of 7.4% per year over 27 years.
Last sold (2022)
£330,000
Growth on file: 7.4% per year over 27 years.
Sales timeline
Versus other Eaton Road homes
Four headline reads against 34 similar flats on this street, drawn from the latest EPC and Land Registry data.
On price per m², Beddington Manor stands well clear of the street.
Price per m²
£5,690
Street avg £2,471
Floor Area
58 m²
Street avg 58 m²
Habitable Rooms
3 rooms
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Sutton district page.
Rail-style transport is unusually close for this postcode.
Crime
7/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km
Cavendish Road (SM2) — bus stop.
Road noise across the postcode
Modelled day and night-time noise levels around SM2 5ED from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
52.3dB
Everything within walking distance
Schools, transport stops and scenic spots near this property — 69 points of interest in total.
Beautiful places to visit nearby
Curated scenic spots within reach of this postcode, served by Beautifulplaces.ai. Photography and tagging come from their open dataset.
Common questions
The questions buyers, sellers and homeowners most often ask about Beddington Manor, Flat 16, 45 Eaton Road, Sutton, SM2 5ED. Each answer is also embedded as structured data for search engines.