# 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)