Guaranteed rent in Sutton
Guaranteed rent in Sutton means VividSpaces leases your property for three to five years and pays a fixed rent on the same date every month, occupied or not.
No fees, no void months · SM1, SM2, SM3, SM5, SM6, KT4 covered · Three to five year agreements
Letting agent with a Sutton property? See how we work with agents
Guaranteed rent for landlords in Sutton
Sutton is a well-connected South London borough with a strong local rental market, particularly for families and commuters. Landlords here deal with consistent demand but also common issues: void gaps, maintenance costs, and occupant communication.
VividSpaces offers Sutton landlords a structured guaranteed rent arrangement, backed by professional property management. We handle inspections, maintenance coordination, and all communication so you receive reliable income without the stress.
What Sutton landlords get
- Fixed rent on your SM1 or SM2 home, occupied or not
- Grammar school catchments keep Sutton family homes in constant demand
- Every repair and inspection arranged on your behalf
- Your agreement is with VividSpaces, a PRS registered company
Guaranteed rent scheme in Sutton
The guaranteed rent scheme in Sutton is a company let. VividSpaces signs a three to five year lease on your home with our name on it, agrees a fixed monthly rent at or above what the property would fetch on the open market, and pays it on the same date every month. If the home is between families, the payment still arrives, because the obligation to pay is ours rather than the occupant's.
We take homes across SM1 and SM2, and the districts around them have their own pages: Cheam, Carshalton, Wallington and Belmont.
London Borough of Sutton, September 2026
What does a rental property in Sutton earn?
The Office for National Statistics puts the average private rent in the London Borough of Sutton at £1,569 a month, against £2,338 across London as a whole.
| Home size | Average rent a month |
|---|---|
| One bedroom | £1,248 |
| Two bedrooms | £1,567 |
| Three bedrooms | £1,916 |
| Four or more bedrooms | £2,513 |
Source: ONS, Housing prices in Sutton, September 2026.
These are borough averages, not an offer. The figure we pay for your Sutton home is set after we have seen it, at or above what it would fetch on the open market, and it is fixed in writing for the term of the lease.
You keep the whole amount. There is no management fee, no letting fee, and no empty month taken out of it.
Do you need a licence to let a property in Sutton?
For most landlords the answer is no. Licensing in Sutton applies to shared homes, known as houses in multiple occupation (HMOs), and the rules changed recently, so it is worth knowing where your property sits.
What applies, and to whom
- Mandatory HMO licensing applies across the borough to any home where five or more people, forming more than one household, share facilities.
- The borough's additional licensing scheme is now fully live across the whole of Sutton, so smaller shared homes below the five-person threshold need a licence too.
- Both licences cost £319.40 per let and are issued for up to five years. A further £300 can be charged if an application is not complete within 28 days, or if an unlicensed HMO is found.
- If you live in the property yourself, you can have up to two lodgers before it counts as an HMO.
- A home let to one family is not an HMO. We house small families on a long-term basis, with VividSpaces named on the lease, so most homes we take on need no licence. We confirm the position with you before anything is signed.
Source: London Borough of Sutton, property licensing. Schemes change, so confirm the current position with London Borough of Sutton before you let.
What a year of rent looks like for a Sutton landlord
Take a home that would let for £1,900* a month on the open market. Let the usual way, a normal year brings a management fee every month, a tenancy that ends, two empty months, a re-let fee, a repair bill and a late payment. Under a VividSpaces lease the same home pays £1,900* on the same date, twelve times.
| Let the usual wayfees, two empty months, a re-let fee, a repair, one late payment | £16,210 |
|---|---|
| Under a VividSpaces leasetwelve identical payments, on the agreed date | £22,800 |
| Difference over the year | £6,590 |
Since we started, 100% of rents have been paid on time. You can check who you are dealing with before you speak to us: VividSpaces Ltd is on the ICO register (ZB892725), a member of the Property Redress Scheme (PRS051867) and registered at Companies House (16100586).
* Illustration only, not a quote and not an offer. Assumes open-market rent £1,900/month, 10% management fee, two void months, £550 re-let fee, £340 repair bill, one late payment. The rent for your Sutton property is agreed in writing after we have seen it, before you sign anything.
If the property is empty, how are you still paying me?
Because the rent does not depend on who is living there. VividSpaces is the tenant on your lease, which is a company let, so the obligation to pay you is ours for the whole term, whether the home is occupied or between families.
Local authorities
Refer families who need a settled, long-term home and vet them before referral.
VividSpaces
Holds a three to five year lease with our company named on it, and places the family.
You
Paid a fixed rent on the same date every month for the whole term, agreed in writing before you sign.
The Sutton rental market
Sutton is a major South London centre with some of the most sought-after grammar and state schools in the country, which keeps family-home demand exceptionally strong. The revamped High Street, nearby hospital sites, and fast trains to Victoria all support a deep, year-round rental market.
Homes we take on here
Flats and maisonettes near Sutton town centre and station, 3-bed family homes across the borough, and houses in Cheam, Carshalton, and Wallington.
Sutton station runs direct trains to London Victoria and London Bridge in around 30 minutes.
Neighbourhoods we cover: Sutton town centre, Belmont, Cheam border, Benhilton, The Wrythe.
Postcodes we cover
- SM1
- Sutton town centre, Benhilton
- SM2
- South Sutton, Belmont Belmont page →
- SM3
- Cheam, North Cheam Cheam page →
- SM5
- Carshalton, Carshalton Beeches, St Helier Carshalton page →
- SM6
- Wallington, Hackbridge, Beddington Wallington page →
- KT4
- Worcester Park Worcester Park page →
Areas near Sutton we also cover
Each has its own page, on the same terms and the same fixed monthly figure.
From first call to first payment
Four steps. Not sure whether your Sutton property qualifies? Ask us, it takes a minute.
Day one
We view the Sutton property
We look at the home, confirm what it would let for, and put in writing what we will pay and for how long. No charge and no obligation.
On signing
VividSpaces goes on the lease
A company let of three to five years with our name on it. From the date in the agreement the rent obligation is ours, occupied or not.
Before move-in
We prepare the home and place a family
Any light works first, then a family referred and vetted by local authorities and checked again by us.
Every month
The same figure on the same date
Repairs, inspections, cleaning and every phone call run through our office for the whole term.
Sutton landlord questions
If yours is not here, ask us directly. We would rather answer it before you sign than after.
Yes. We take on homes across SM1, SM2, SM3, SM5 and SM6, which covers Sutton town centre, Belmont, Cheam, Carshalton and Wallington, and Worcester Park in KT4.
Flats, maisonettes and houses from one to four bedrooms. Two-bedroom flats and family houses suit the small families we house best, but we look at every home on its merits.
We agree a fixed figure after viewing the property, set at or above what it would fetch on the open market. For context, the ONS put the average Sutton rent at £1,569 a month in September 2026, and £1,567 for a two-bedroom home. The figure we offer is in writing before you sign, and it is fixed for the term of the lease.
Leases run for three to five years, with a minimum of 36 months. VividSpaces is named on the lease as the tenant, which is known as a company let, so the obligation to pay your rent is ours whether the home is occupied or between families.
Small families who need a settled, long-term home. They are referred and vetted by local authorities, then vetted again by us before they move in. If you have restrictions, such as no smoking or no pets, we honour them.
Usually not. Sutton licenses shared homes (HMOs): five or more people from more than one household under the mandatory scheme, and smaller shared homes under the borough-wide additional scheme. A home let to one family is not an HMO. We check your property's position with you before you sign.
Request a rental proposal for your Sutton property
Tell us the address. We look at the property and come back with a fixed monthly figure and the term we can offer on it, in writing, at no cost.
Before you call
You will not find landlord reviews on this site. We would rather show you nothing than show you something we invented. Ask us on the call and we will put you on the phone with a landlord we already work with, so you can ask them instead.
VividSpaces Ltd · ICO ZB892725 · Property Redress PRS051867