Flats/Maisonettes

31 WYCLIFFE ROAD

LONDON, MERTON, GREATER LONDON, SW19 1ES

£510,000

Location

Map view View on Google Maps View on OpenStreetMap Street View SW19 1ES

Nearby

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

Type	Name	Distance
Shop	Z&Z Hair & Beauty	0.1 miles
Bus stop	Quicks Road	0.2 miles
Train station	South Wimbledon	0.3 miles
University	Horton Halls Reception	1.3 miles
Hospital	Chapel Orchard Day Surgery	1.5 miles

Property details

Tenure

Leasehold

Property type

Flat

Bedrooms

Bathrooms

Last sold

£510,000 Jun 2026

Local average

£475,998 (168 sales)

Street crime

540 incidents within 1 mile (Aug 2026)

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	16/06/2026	£510,000	Flat	—	£508,432 to July 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	£510,000
listed	28/05/2024	£535,000
sold	01/01/2024	£370,000

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
PHOENIX HOUSE, 123 - 125 FLAT 21 MERTON ROAD, LONDON, MERTON, GREATER LONDON, SW19 1ED	£532,500	06/03/2026	Flat
150A SOUTH PARK ROAD, LONDON, MERTON, GREATER LONDON, SW19 8TA	£710,000	27/02/2026	Flat
184 FIRST FLOOR FLAT AT FLORENCE ROAD, LONDON, MERTON, GREATER LONDON, SW19 8TN	£470,000	26/02/2026	Flat
87A QUICKS ROAD, LONDON, MERTON, GREATER LONDON, SW19 1EX	£210,000	12/12/2025	Flat
25A WYCLIFFE ROAD, LONDON, MERTON, GREATER LONDON, SW19 1ES	£791,573	24/11/2025	Flat
34A LATIMER ROAD, WIMBLEDON, LONDON, MERTON, GREATER LONDON, SW19 1EP	£610,000	30/10/2025	Flat
174 FLAT 1 MERTON ROAD, LONDON, MERTON, GREATER LONDON, SW19 1EG	£500,000	24/10/2025	Flat
139 - 145 FLAT 4 MERTON ROAD, LONDON, MERTON, GREATER LONDON, SW19 1ED	£345,000	15/10/2025	Flat
2 RIDLEY ROAD, LONDON, MERTON, GREATER LONDON, SW19 1EU	£575,000	26/09/2025	Flat
106 FLAT 1 HAYDONS ROAD, LONDON, MERTON, GREATER LONDON, SW19 1AW	£425,000	15/08/2025	Flat
55 LATIMER ROAD, WIMBLEDON, LONDON, MERTON, GREATER LONDON, SW19 1EW	£520,000	20/06/2025	Flat
1A BRIDGES ROAD, LONDON, MERTON, GREATER LONDON, SW19 1EN	£330,000	28/03/2025	Flat
136 FLAT 1 HAYDONS ROAD, LONDON, MERTON, GREATER LONDON, SW19 1AE	£450,000	18/12/2023	Flat
86A FLAT 3 QUICKS ROAD, LONDON, MERTON, GREATER LONDON, SW19 1EX	£380,000	15/12/2023	Flat
155A SOUTH PARK ROAD, LONDON, MERTON, GREATER LONDON, SW19 8RX	£525,000	16/11/2023	Flat
111 HAYDONS ROAD, LONDON, MERTON, GREATER LONDON, SW19 1HH	£418,000	15/11/2023	Flat
PHOENIX HOUSE, 123 - 125 FLAT 13 MERTON ROAD, LONDON, MERTON, GREATER LONDON, SW19 1ED	£435,000	31/10/2023	Flat
150 SOUTH PARK ROAD, LONDON, MERTON, GREATER LONDON, SW19 8TA	£510,000	06/10/2023	Flat
23B WYCLIFFE ROAD, LONDON, MERTON, GREATER LONDON, SW19 1ES	£535,000	02/10/2023	Flat
164 GROUND FLOOR FLAT SOUTH PARK ROAD, LONDON, MERTON, GREATER LONDON, SW19 8TA	£713,000	18/08/2023	Flat

Area average: £499,254 (20 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 -4.5%

10y growth -1.7%

House Price Index (HM Land Registry — official index, not sold-price averages): Merton. Series: Flats and maisonettes. As of July 2026.

1y (index) -3.3%

5y (index) 1.5%

10y (index) 2.6%

Company ownership

Registered legal owner is a company.

Company-owned (UK company)

Company: PEABODY TRUST (7741)

Rental Range

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

Low £1,955/mo

Realistic £2,172/mo

Optimistic £2,389/mo

Based on Local Authority from postcode lookup → Merton.

LHA (30th percentile) floor for Stevenage & North Herts: 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
2 Bed Flat, Tintern Close, SW19	£1,900/mo	2	0.18 miles	OpenRent
2 Bed Flat, Nairn Court, SW19	£2,120/mo	2	0.24 miles	OpenRent
2 Bed Terraced House, Keats Close, SW19	£2,950/mo	2	0.51 miles	OpenRent

Average rent: £2,323/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.42%

Max investor price (0.8%) £265,000

Target investor price (1%) £212,000

Gross yield 5%

Cost-to-rent ratio 20×

Monthly cashflow £-125/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -1%

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)

Registered land (INSPIRE)

This location falls inside an HM Land Registry INSPIRE registered freehold polygon.

Building plot (shared): ~152 m² (0.04 acres) (area is for the building, not the flat)

Source: HM Land Registry INSPIRE Index Polygons.

Street-level crime

Category	Count
Violence and sexual offences	134
Anti-social behaviour	87
Vehicle crime	65
Shoplifting	58
Other theft	49
Public order	41
Burglary	27
Robbery	23
Drugs	22
Theft from the person	12
Other crime	10
Bicycle theft	9
Criminal damage and arson	2
Possession of weapons	1
Total incidents	540

Within 1 mile during Aug 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
Holy Trinity CofE Primary School	Primary	0.3 miles	Outstanding — 9 Sep 2024
All Saints' CofE Primary School	Primary	0.3 miles	Good — 13 Nov 2010
Garfield Primary School	Primary	0.4 miles	Good — 16 Sep 2015
The Priory CofE School	Primary	0.4 miles	Good — 5 Mar 2023
Pelham Primary School	Primary	0.4 miles	Good — 1 Apr 2013

FENSA

Window and door installation certificates found for this address.

Issued	Work completed	Windows	Doors
05/08/2013	29/07/2013	5	—
14/03/2006	16/01/2006	1	1

# 31 WYCLIFFE ROAD, LONDON, MERTON, GREATER LONDON, SW19 1ES

## Property details

- Slug: `5ab1259` (address key hash: `5ab1259ce6791ea913d77aba31d1cf47b1b84817`)
- Postcode: SW19 1ES
- Transactions on record: 1

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 2
- Bathrooms: 1
- Last sold: £510,000 Jun 2026
- Local average: £475,998 (168 sales)
- Street crime: 540 incidents within 1 mile (Aug 2026)

## Latest sale

- Price: £510,000
- Date: 2026-06-16
- Type: F
- Tenure: L

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-06-16 | £510,000 | Flat | — | £508,432 (to July 2026) | [View](http://87.117.209.195:8080/house-prices/5834e4e9-357e-29c7-e063-4804a8c015bc) |

*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 |
|---------|-------|------|------|
| 31 WYCLIFFE ROAD, LONDON, MERTON, GREATER LONDON, SW19 1ES | £510,000 | 16/06/2026 | Flat |

## Historic listings

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

- Matched listing: [148474322](http://87.117.209.195:8080/listings/2510041)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £510,000 |
| listed | 2024-05-28 | £535,000 |
| sold | 2024-01-01 | £370,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| PHOENIX HOUSE, 123 - 125 FLAT 21 MERTON ROAD, LONDON, MERTON, GREATER LONDON, SW19 1ED | £532,500 | 06/03/2026 | Flat |
| 150A SOUTH PARK ROAD, LONDON, MERTON, GREATER LONDON, SW19 8TA | £710,000 | 27/02/2026 | Flat |
| 184 FIRST FLOOR FLAT AT FLORENCE ROAD, LONDON, MERTON, GREATER LONDON, SW19 8TN | £470,000 | 26/02/2026 | Flat |
| 87A QUICKS ROAD, LONDON, MERTON, GREATER LONDON, SW19 1EX | £210,000 | 12/12/2025 | Flat |
| 25A WYCLIFFE ROAD, LONDON, MERTON, GREATER LONDON, SW19 1ES | £791,573 | 24/11/2025 | Flat |
| 34A LATIMER ROAD, WIMBLEDON, LONDON, MERTON, GREATER LONDON, SW19 1EP | £610,000 | 30/10/2025 | Flat |
| 174 FLAT 1 MERTON ROAD, LONDON, MERTON, GREATER LONDON, SW19 1EG | £500,000 | 24/10/2025 | Flat |
| 139 - 145 FLAT 4 MERTON ROAD, LONDON, MERTON, GREATER LONDON, SW19 1ED | £345,000 | 15/10/2025 | Flat |
| 2 RIDLEY ROAD, LONDON, MERTON, GREATER LONDON, SW19 1EU | £575,000 | 26/09/2025 | Flat |
| 106 FLAT 1 HAYDONS ROAD, LONDON, MERTON, GREATER LONDON, SW19 1AW | £425,000 | 15/08/2025 | Flat |
| 55 LATIMER ROAD, WIMBLEDON, LONDON, MERTON, GREATER LONDON, SW19 1EW | £520,000 | 20/06/2025 | Flat |
| 1A BRIDGES ROAD, LONDON, MERTON, GREATER LONDON, SW19 1EN | £330,000 | 28/03/2025 | Flat |
| 136 FLAT 1 HAYDONS ROAD, LONDON, MERTON, GREATER LONDON, SW19 1AE | £450,000 | 18/12/2023 | Flat |
| 86A FLAT 3 QUICKS ROAD, LONDON, MERTON, GREATER LONDON, SW19 1EX | £380,000 | 15/12/2023 | Flat |
| 155A SOUTH PARK ROAD, LONDON, MERTON, GREATER LONDON, SW19 8RX | £525,000 | 16/11/2023 | Flat |
| 111 HAYDONS ROAD, LONDON, MERTON, GREATER LONDON, SW19 1HH | £418,000 | 15/11/2023 | Flat |
| PHOENIX HOUSE, 123 - 125 FLAT 13 MERTON ROAD, LONDON, MERTON, GREATER LONDON, SW19 1ED | £435,000 | 31/10/2023 | Flat |
| 150 SOUTH PARK ROAD, LONDON, MERTON, GREATER LONDON, SW19 8TA | £510,000 | 06/10/2023 | Flat |
| 23B WYCLIFFE ROAD, LONDON, MERTON, GREATER LONDON, SW19 1ES | £535,000 | 02/10/2023 | Flat |
| 164 GROUND FLOOR FLAT SOUTH PARK ROAD, LONDON, MERTON, GREATER LONDON, SW19 8TA | £713,000 | 18/08/2023 | Flat |

**Area average:** £499,254 (20 sales)

## Capital growth trend

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

- **5y growth:** -4.5%
- **10y growth:** -1.7%

## House Price Index (HM Land Registry)

*Official index for Merton; Flats and maisonettes series; as of July 2026.*

- **1y growth (index):** -3.3%
- **5y growth (index):** 1.5%
- **10y growth (index):** 2.6%

## Rental Range

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

- **Low:** £1,955/mo
- **Realistic:** £2,172/mo
- **Optimistic:** £2,389/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Stevenage & North Herts (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 |
|------|------|------|------|------|
| 2 Bed Flat, Tintern Close, SW19 | £1,900/mo | 2 | 0.18 miles | OpenRent |
| 2 Bed Flat, Nairn Court, SW19 | £2,120/mo | 2 | 0.24 miles | OpenRent |
| 2 Bed Terraced House, Keats Close, SW19 | £2,950/mo | 2 | 0.51 miles | OpenRent |

**Average rent: £2,323/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.42% (weak for cashflow)
- **Max investor price (0.8%):** £265,000
- **Target investor price (1%):** £212,000

*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 £2,120/mo).*

- **Gross yield:** 5%
- **Cost-to-rent:** 20×
- **Monthly cashflow:** £-125/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -1%

*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 | 134 |
| Anti-social behaviour | 87 |
| Vehicle crime | 65 |
| Shoplifting | 58 |
| Other theft | 49 |
| Public order | 41 |
| Burglary | 27 |
| Robbery | 23 |
| Drugs | 22 |
| Theft from the person | 12 |
| Other crime | 10 |
| Bicycle theft | 9 |
| Criminal damage and arson | 2 |
| Possession of weapons | 1 |
| **Total incidents** | **540** |

*Within 1 mile during Aug 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 |
|------|------|----------|--------|
| Holy Trinity CofE Primary School | Primary | 0.3 miles | Outstanding — 9 Sep 2024 |
| All Saints' CofE Primary School | Primary | 0.3 miles | Good — 13 Nov 2010 |
| Garfield Primary School | Primary | 0.4 miles | Good — 16 Sep 2015 |
| The Priory CofE School | Primary | 0.4 miles | Good — 5 Mar 2023 |
| Pelham Primary School | Primary | 0.4 miles | Good — 1 Apr 2013 |

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #9714522
- **Address:** 31 Wycliffe Road, LONDON, SW19 1ES
- **Certificate Issued:** 05/08/2013
- **Work Completed:** 29/07/2013
- **Items:** 5 window(s)

### FENSA Certificate #3563625
- **Address:** 31 Wycliffe Road, LONDON, SW19 1ES
- **Certificate Issued:** 14/03/2006
- **Work Completed:** 16/01/2006
- **Items:** 1 window(s), 1 door(s)