Semi-Detached 2 sales on record

2 HADLEIGH CLOSE

LONDON, MERTON, GREATER LONDON, SW20 9AW

£745,000

Location

Map view View on Google Maps View on OpenStreetMap Street View SW20 9AW

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Hail & Ride Stratton Road	0.2 miles
Shop	Co-op Food	0.2 miles
Train station	Wimbledon Chase	0.3 miles
Hospital	Chapel Orchard Day Surgery	1.7 miles
University	Horton Halls Reception	2.4 miles

Property details

Tenure

Freehold

Property type

Semi-detached

Bedrooms

Bathrooms

Floor area

84 m²

EPC rating

Year built

England and Wales: 1991-1995

Last sold

£745,000 Feb 2026

Price per m²

£8,869/m²

Local average

£876,143 (14 sales)

Street crime

328 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 16/07/2018

Expiry date: 15/07/2028

Current heating cost: £506/year

Potential heating cost: £429/year

Est. upgrade cost to C: £19,120

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Floor insulation (solid floor) (£4,000 - £6,000)
Low energy lighting for all fixed outlets (£20)
Replace boiler with new condensing boiler (£2,200 - £3,000)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£5,000 - £8,000)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	20/02/2026	£745,000	Semi-detached	+19.4%	£725,765 to April 2026	View transaction
Sold	18/09/2020	£624,000	Semi-detached	—	£668,279 to April 2026	View transaction

Historic listings

Listing and sale events only where we matched the listing page to a Land Registry sale already on record for this address.

Event	Date	Price
sold	01/01/2026	£745,000
listed	18/08/2025	£750,000
sold	01/01/2020	£624,000
sold	01/01/2002	£249,999
sold	01/01/1997	£153,000

Photos · Open listing

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
12 WHATLEY AVENUE, LONDON, MERTON, GREATER LONDON, SW20 9NZ	£650,000	19/02/2025	Semi-detached
25 WHATLEY AVENUE, LONDON, MERTON, GREATER LONDON, SW20 9NZ	£712,500	03/11/2023	Semi-detached
30 MAWSON CLOSE, LONDON, MERTON, GREATER LONDON, SW20 9PA	£715,000	13/10/2023	Semi-detached
133 SPRINGFIELD AVENUE, LONDON, MERTON, GREATER LONDON, SW20 9JS	£833,000	26/06/2023	Semi-detached
54A MOSTYN ROAD, LONDON, MERTON, GREATER LONDON, SW19 3LN	£1,550,000	30/11/2022	Semi-detached
4 BAKERS END, LONDON, MERTON, GREATER LONDON, SW20 9ER	£750,000	25/11/2022	Semi-detached
2 LEAFIELD ROAD, LONDON, MERTON, GREATER LONDON, SW20 9AG	£1,502,500	12/09/2022	Semi-detached
6 WATERY LANE, LONDON, MERTON, GREATER LONDON, SW20 9AA	£847,000	18/08/2022	Semi-detached
71 SPRINGFIELD AVENUE, LONDON, MERTON, GREATER LONDON, SW20 9JR	£800,000	08/07/2022	Semi-detached
76 CANNON HILL LANE, LONDON, MERTON, GREATER LONDON, SW20 9ET	£620,000	27/05/2022	Semi-detached
18 WHATLEY AVENUE, LONDON, MERTON, GREATER LONDON, SW20 9NZ	£580,000	17/02/2022	Semi-detached
63 MOSTYN ROAD, LONDON, MERTON, GREATER LONDON, SW19 3LL	£1,140,000	04/02/2022	Semi-detached
88 AYLWARD ROAD, LONDON, MERTON, GREATER LONDON, SW20 9AF	£850,000	25/01/2022	Semi-detached
56 AYLWARD ROAD, LONDON, MERTON, GREATER LONDON, SW20 9AF	£912,500	13/12/2021	Semi-detached
149 AYLWARD ROAD, LONDON, MERTON, GREATER LONDON, SW20 9AH	£805,000	08/12/2021	Semi-detached
13 CANNON HILL LANE, LONDON, MERTON, GREATER LONDON, SW20 9EN	£1,030,000	03/12/2021	Semi-detached
48 BUCKLEIGH AVENUE, LONDON, MERTON, GREATER LONDON, SW20 9JZ	£800,000	03/11/2021	Semi-detached
22 MANOR GARDENS, MERTON PARK, LONDON, MERTON, GREATER LONDON, SW20 9AB	£1,425,000	03/11/2021	Semi-detached
57 MOSTYN ROAD, LONDON, MERTON, GREATER LONDON, SW19 3LL	£1,325,000	02/09/2021	Semi-detached

Area average: £939,342 (19 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same bedrooms and property type.

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth -13.4%

10y growth 1.7%

House Price Index (HM Land Registry — official index, not sold-price averages): Merton. Series: Semi-detached. As of April 2026.

1y (index) -2.4%

5y (index) 8.3%

10y (index) 15.1%

Rental Range

Estimated market rent for Merton. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,903/mo

Realistic £2,114/mo

Optimistic £2,325/mo

Based on Local Authority from postcode lookup → Merton.

LHA (30th percentile) floor for Huntingdon: Apr 2025 – Mar 2026

Rental Comparables

Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
3 Bed Semi-Detached House, Cannon Hill Lane, SW20	£3,000/mo	3	0.12 miles	OpenRent
3 Bed Flat, Meretune Court, SM4	£2,100/mo	3	0.34 miles	OpenRent

Average rent: £2,550/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.34%

Max investor price (0.8%) £318,750

Target investor price (1%) £255,000

Gross yield 4.1%

Cost-to-rent ratio 24.3×

Monthly cashflow £-664/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -3.7%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus mortgage, 10% maintenance, £25/mo compliance. Assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term.
ROI — Annual profit ÷ cash in (deposit + 4% purchase costs).

Flood risk

Zone: 1

Risk: Low

Not in Flood Risk Area (no data)

Street-level crime

Category	Count
Violence and sexual offences	85
Shoplifting	64
Anti-social behaviour	48
Public order	33
Other theft	30
Vehicle crime	26
Bicycle theft	10
Burglary	9
Robbery	6
Drugs	5
Theft from the person	5
Other crime	3
Possession of weapons	3
Criminal damage and arson	1
Total incidents	328

Within 1 mile during May 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Rutlish School	Secondary	0.1 miles	— (Inspected (no overall grade))
Joseph Hood Primary School	Primary	0.3 miles	Good — 4 Mar 2013
Merton Park Primary School	Primary	0.4 miles	Outstanding — 8 Sep 2015
Wimbledon Chase Primary School	Primary	0.4 miles	Good — 16 May 2024
Wimbledon School of Art	Other	0.4 miles	— (No rating)

FENSA

Window and door installation certificates found for this address.

Issued	Work completed	Windows	Doors
03/01/2021	18/12/2020	9	1

# 2 HADLEIGH CLOSE, LONDON, MERTON, GREATER LONDON, SW20 9AW

## Property details

- Slug: `4317f4a` (address key hash: `4317f4aad2423b6be82d934080be04e46099119c`)
- Postcode: SW20 9AW
- Transactions on record: 2

- Tenure: Freehold
- Property type: Semi-detached
- Bedrooms: 3
- Bathrooms: 2
- Floor area: 84 m²
- EPC rating: D
- Year built: England and Wales: 1991-1995
- Last sold: £745,000 Feb 2026
- Price per m²: £8,869/m²
- Local average: £876,143 (14 sales)
- Street crime: 328 incidents within 1 mile (May 2026)

## Latest sale

- Price: £745,000
- Date: 2026-02-20
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 15/07/2028
- **Current heating cost:** £506/year
- **Est. upgrade cost to C:** £19,120

### Recommendations
- W2 (£4,000 - £6,000)
- E (£20)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- U (£5,000 - £8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0242-2876-6537-9198-6861)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-20 | £745,000 | Semi-detached | +19.4% | £725,765 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-bdd6-8922-e063-4804a8c094d0) |
| Sold | 2020-09-18 | £624,000 | Semi-detached | — | £668,279 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/b32ebb13-efd9-3c99-e053-6c04a8c09ca1) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 2 HADLEIGH CLOSE, LONDON, MERTON, GREATER LONDON, SW20 9AW | £745,000 | 20/02/2026 | Semi-detached |
| 2 HADLEIGH CLOSE, LONDON, MERTON, GREATER LONDON, SW20 9AW | £624,000 | 18/09/2020 | Semi-detached |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [165898157](http://87.117.209.195:8080/listings/b80eddb)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £745,000 |
| listed | 2025-08-18 | £750,000 |
| sold | 2020-01-01 | £624,000 |
| sold | 2002-01-01 | £249,999 |
| sold | 1997-01-01 | £153,000 |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 12 WHATLEY AVENUE, LONDON, MERTON, GREATER LONDON, SW20 9NZ | £650,000 | 19/02/2025 | Semi-detached |
| 25 WHATLEY AVENUE, LONDON, MERTON, GREATER LONDON, SW20 9NZ | £712,500 | 03/11/2023 | Semi-detached |
| 30 MAWSON CLOSE, LONDON, MERTON, GREATER LONDON, SW20 9PA | £715,000 | 13/10/2023 | Semi-detached |
| 133 SPRINGFIELD AVENUE, LONDON, MERTON, GREATER LONDON, SW20 9JS | £833,000 | 26/06/2023 | Semi-detached |
| 54A MOSTYN ROAD, LONDON, MERTON, GREATER LONDON, SW19 3LN | £1,550,000 | 30/11/2022 | Semi-detached |
| 4 BAKERS END, LONDON, MERTON, GREATER LONDON, SW20 9ER | £750,000 | 25/11/2022 | Semi-detached |
| 2 LEAFIELD ROAD, LONDON, MERTON, GREATER LONDON, SW20 9AG | £1,502,500 | 12/09/2022 | Semi-detached |
| 6 WATERY LANE, LONDON, MERTON, GREATER LONDON, SW20 9AA | £847,000 | 18/08/2022 | Semi-detached |
| 71 SPRINGFIELD AVENUE, LONDON, MERTON, GREATER LONDON, SW20 9JR | £800,000 | 08/07/2022 | Semi-detached |
| 76 CANNON HILL LANE, LONDON, MERTON, GREATER LONDON, SW20 9ET | £620,000 | 27/05/2022 | Semi-detached |
| 18 WHATLEY AVENUE, LONDON, MERTON, GREATER LONDON, SW20 9NZ | £580,000 | 17/02/2022 | Semi-detached |
| 63 MOSTYN ROAD, LONDON, MERTON, GREATER LONDON, SW19 3LL | £1,140,000 | 04/02/2022 | Semi-detached |
| 88 AYLWARD ROAD, LONDON, MERTON, GREATER LONDON, SW20 9AF | £850,000 | 25/01/2022 | Semi-detached |
| 56 AYLWARD ROAD, LONDON, MERTON, GREATER LONDON, SW20 9AF | £912,500 | 13/12/2021 | Semi-detached |
| 149 AYLWARD ROAD, LONDON, MERTON, GREATER LONDON, SW20 9AH | £805,000 | 08/12/2021 | Semi-detached |
| 13 CANNON HILL LANE, LONDON, MERTON, GREATER LONDON, SW20 9EN | £1,030,000 | 03/12/2021 | Semi-detached |
| 48 BUCKLEIGH AVENUE, LONDON, MERTON, GREATER LONDON, SW20 9JZ | £800,000 | 03/11/2021 | Semi-detached |
| 22 MANOR GARDENS, MERTON PARK, LONDON, MERTON, GREATER LONDON, SW20 9AB | £1,425,000 | 03/11/2021 | Semi-detached |
| 57 MOSTYN ROAD, LONDON, MERTON, GREATER LONDON, SW19 3LL | £1,325,000 | 02/09/2021 | Semi-detached |

**Area average:** £939,342 (19 sales)

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** -13.4%
- **10y growth:** 1.7%

## House Price Index (HM Land Registry)

*Official index for Merton; Semi-detached series; as of April 2026.*

- **1y growth (index):** -2.4%
- **5y growth (index):** 8.3%
- **10y growth (index):** 15.1%

## Rental Range

*ONS Price Index of Private Rents (Merton). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,903/mo
- **Realistic:** £2,114/mo
- **Optimistic:** £2,325/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Huntingdon (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, Cannon Hill Lane, SW20 | £3,000/mo | 3 | 0.12 miles | OpenRent |
| 3 Bed Flat, Meretune Court, SM4 | £2,100/mo | 3 | 0.34 miles | OpenRent |

**Average rent: £2,550/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.34% (weak for cashflow)
- **Max investor price (0.8%):** £318,750
- **Target investor price (1%):** £255,000

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £2,550/mo).*

- **Gross yield:** 4.1%
- **Cost-to-rent:** 24.3×
- **Monthly cashflow:** £-664/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -3.7%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Violence and sexual offences | 85 |
| Shoplifting | 64 |
| Anti-social behaviour | 48 |
| Public order | 33 |
| Other theft | 30 |
| Vehicle crime | 26 |
| Bicycle theft | 10 |
| Burglary | 9 |
| Robbery | 6 |
| Drugs | 5 |
| Theft from the person | 5 |
| Other crime | 3 |
| Possession of weapons | 3 |
| Criminal damage and arson | 1 |
| **Total incidents** | **328** |

*Within 1 mile during May 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Rutlish School | Secondary | 0.1 miles | — (Inspected (no overall grade)) |
| Joseph Hood Primary School | Primary | 0.3 miles | Good — 4 Mar 2013 |
| Merton Park Primary School | Primary | 0.4 miles | Outstanding — 8 Sep 2015 |
| Wimbledon Chase Primary School | Primary | 0.4 miles | Good — 16 May 2024 |
| Wimbledon School of Art | Other | 0.4 miles | — (No rating) |

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #14386449
- **Address:** 2 Hadleigh Close, LONDON, SW20 9AW
- **Certificate Issued:** 03/01/2021
- **Work Completed:** 18/12/2020
- **Items:** 9 window(s), 1 door(s)