Rent vs buy calculator · England
Rent vs buy in Sutton: is it cheaper to rent or buy?
Renting leaves you £20,248 better off after 7 years. Owning a 2-bed terraced house costs about £3,102 a month, against £1,730 to rent the same size home.
- After 7 years
- Rent +£20,248
- Difference in net wealth
- Monthly cost to own
- £3,102
- Mortgage £2,501, of which £755 is capital
- Monthly cost to rent
- £1,730
- Rent £1,554 plus council tax
- Median price
- £485,000
- terraced house
- Cash needed to buy
- £57,750
- £48,500 deposit + £9,250 SDLT
- Price-to-rent ratio
- 26.0
- Price divided by a year of rent
Renting vs buying in Sutton by home size
| Bedrooms | Price | Rent / mo | Owning vs renting / mo | After 7 yrs |
|---|---|---|---|---|
| 1 bed | £290,000 | £1,239 | +£519 | Buy £29,964 |
| 2 bed | £485,000 | £1,554 | +£1,372 | Rent £20,248 |
| 3 bed | £620,000 | £1,899 | +£1,836 | Rent £48,355 |
| 4+ bed | £901,000 | £2,492 | +£2,926 | Rent £102,713 |
Average rent and house prices in Sutton
The ONS average private rent in Sutton is £1,556 a month (Aug 2026, provisional), up 2.1% on a year earlier. The median price paid is £457,750 (ONS median price paid, year ending Mar 2026).
Default scenario: 2-bed home, 7 years stay, 10% deposit, 4.80% fixed mortgage, monthly difference invested in a S&S ISA at 7.5%. Council tax is £2,114 a year (Band C) and is paid whether you rent or buy, so it does not change the verdict.
Renting or buying in Sutton: FAQs
Is it cheaper to rent or buy in Sutton?
For a 2-bed home in Sutton, owning costs about £3,102 a month and renting about £1,730, both including council tax. Renting leaves you £20,248 better off after 7 years. This assumes a 2-bed home, 7 years stay, 10% deposit, 4.80% fixed mortgage, monthly difference invested in a S&S ISA at 7.5%.
What is the average rent in Sutton?
The ONS average private rent in Sutton is £1,556 a month across all home sizes (Aug 2026, provisional), with £1,239 for 1 bed, £1,554 for 2 bed, £1,899 for 3 bed, £2,492 for 4 or more bed. Rents rose 2.1% over the past year.
What is the average house price in Sutton?
The median price paid in Sutton is £457,750 (ONS median price paid, year ending Mar 2026). The calculator uses £485,000 for a terraced house, the property type typical for a 2-bed home.
How much is stamp duty on an average home in Sutton?
A first-time buyer paying £485,000 would pay £9,250 in SDLT. With a 10% deposit of £48,500, the cash needed on day one is about £57,750.
What is the price-to-rent ratio in Sutton?
About 26.0: the 2-bed price is 26.0 times a year of rent. Higher ratios favour renting; lower ratios favour buying.
Which home size is best value to buy in Sutton?
On the default assumptions, a 1-bed home gives buying its strongest position: buying ahead by £29,964 after 7 years.
Areas with a similar price-to-rent ratio
Browse every local authority.