# 60 PRINCE GEORGE'S AVENUE, LONDON, MERTON, GREATER LONDON, SW20 8BH

## Property details

- Slug: `f078107` (address key hash: `f078107d1e791240ac3a25b5dcb50abbbe71842f`)
- Postcode: SW20 8BH
- Transactions on record: 1

- Tenure: Freehold
- Property type: Terraced
- Bedrooms: 2
- Bathrooms: 1
- Last sold: £745,000 Feb 2026
- Local average: £852,224 (35 sales)
- Street crime: 201 incidents within 1 mile (May 2026)

## Latest sale

- Price: £745,000
- Date: 2026-02-26
- Type: T
- Tenure: F

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-26 | £745,000 | Terraced | — | £731,788 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-aff4-8922-e063-4804a8c094d0) |

*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 |
|---------|-------|------|------|
| 60 PRINCE GEORGE'S AVENUE, LONDON, MERTON, GREATER LONDON, SW20 8BH | £745,000 | 26/02/2026 | Terraced |

## Historic listings

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

- Matched listing: [164719403](http://87.117.209.195:8080/listings/373937b)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £745,000 |
| listed | 2025-07-19 | £750,000 |
| sold | 2007-01-01 | £418,000 |
| sold | 1999-01-01 | £135,500 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 554A KINGSTON ROAD, LONDON, MERTON, GREATER LONDON, SW20 8DR | £535,000 | 27/11/2025 | Terraced |
| 2A CLIFTON PARK AVENUE, LONDON, MERTON, GREATER LONDON, SW20 8BD | £623,000 | 09/09/2025 | Terraced |
| 37 ASTON ROAD, LONDON, MERTON, GREATER LONDON, SW20 8BG | £1,015,000 | 13/08/2025 | Terraced |
| 21 DORIEN ROAD, LONDON, MERTON, GREATER LONDON, SW20 8EL | £723,000 | 24/11/2023 | Terraced |
| 35 PRINCE GEORGE'S AVENUE, LONDON, MERTON, GREATER LONDON, SW20 8BQ | £565,000 | 31/10/2023 | Terraced |
| 19 VERNON AVENUE, LONDON, MERTON, GREATER LONDON, SW20 8BN | £725,000 | 11/10/2023 | Terraced |
| 29 EDNA ROAD, RAYNES PARK, LONDON, MERTON, GREATER LONDON, SW20 8BS | £487,727 | 29/09/2023 | Terraced |
| 17 EDNA ROAD, RAYNES PARK, LONDON, MERTON, GREATER LONDON, SW20 8BS | £883,000 | 27/09/2023 | Terraced |
| 59 CARLTON PARK AVENUE, LONDON, MERTON, GREATER LONDON, SW20 8BJ | £798,000 | 08/09/2023 | Terraced |
| 5 EDNA ROAD, RAYNES PARK, LONDON, MERTON, GREATER LONDON, SW20 8BS | £1,062,500 | 25/08/2023 | Terraced |
| 12 PRINCE GEORGE'S AVENUE, LONDON, MERTON, GREATER LONDON, SW20 8BH | £905,000 | 24/08/2023 | Terraced |
| 60 CARLTON PARK AVENUE, LONDON, MERTON, GREATER LONDON, SW20 8BL | £855,000 | 18/08/2023 | Terraced |
| 67 PRINCE GEORGE'S AVENUE, LONDON, MERTON, GREATER LONDON, SW20 8BQ | £845,000 | 01/08/2023 | Terraced |
| 10 PRINCE GEORGE'S AVENUE, LONDON, MERTON, GREATER LONDON, SW20 8BH | £670,000 | 31/07/2023 | Terraced |
| 38 VERNON AVENUE, LONDON, MERTON, GREATER LONDON, SW20 8BW | £655,000 | 30/06/2023 | Terraced |
| 20 EDNA ROAD, RAYNES PARK, LONDON, MERTON, GREATER LONDON, SW20 8BT | £875,000 | 31/05/2023 | Terraced |
| 51 CLIFTON PARK AVENUE, LONDON, MERTON, GREATER LONDON, SW20 8BB | £625,000 | 09/05/2023 | Terraced |
| 26 DORIEN ROAD, LONDON, MERTON, GREATER LONDON, SW20 8EJ | £825,000 | 28/04/2023 | Terraced |
| 37 CARLTON PARK AVENUE, LONDON, MERTON, GREATER LONDON, SW20 8BJ | £840,000 | 09/12/2022 | Terraced |
| 79 VERNON AVENUE, LONDON, MERTON, GREATER LONDON, SW20 8BN | £865,730 | 29/11/2022 | Terraced |

**Area average:** £768,898 (20 sales)

## Capital growth trend

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

- **5y growth:** 9.4%
- **10y growth:** 11.3%

## House Price Index (HM Land Registry)

*Official index for Merton; Terraced series; as of April 2026.*

- **1y growth (index):** -1.7%
- **5y growth (index):** 7.8%
- **10y growth (index):** 16.3%

## 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 |
|------|------|------|------|------|
| 2 Bed Flat, Bushey Court, SW20 | £1,850/mo | 2 | 0.3 miles | OpenRent |
| 2 Bed Flat, Coombe Lane, SW20 | £1,500/mo | 2 | 0.35 miles | OpenRent |
| 2 Bed Flat, Milburn House, SW20 | £2,200/mo | 2 | 0.38 miles | OpenRent |
| 2 Bed Flat, Cranleigh House, SW20 | £2,200/mo | 2 | 0.39 miles | OpenRent |
| 2 Bed Flat, Malden Court, KT3 | £1,950/mo | 2 | 0.55 miles | OpenRent |
| 2 Bed Flat, Pearl House, SM4 | £2,000/mo | 2 | 0.66 miles | OpenRent |

**Average rent: £1,950/mo (6 listings)**

## 1% Rule

- **Rent ratio:** 0.27% (weak for cashflow)
- **Max investor price (0.8%):** £246,875
- **Target investor price (1%):** £197,500

*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 £1,975/mo).*

- **Gross yield:** 3.2%
- **Cost-to-rent:** 31.4×
- **Monthly cashflow:** £-1,181/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -6.6%

*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 | 57 |
| Anti-social behaviour | 47 |
| Vehicle crime | 22 |
| Shoplifting | 18 |
| Other theft | 13 |
| Public order | 12 |
| Burglary | 9 |
| Bicycle theft | 7 |
| Robbery | 7 |
| Drugs | 3 |
| Other crime | 3 |
| Theft from the person | 2 |
| Possession of weapons | 1 |
| **Total incidents** | **201** |

*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 |
|------|------|----------|--------|
| Hollymount School | Primary | 0.5 miles | Good — 24 Apr 2024 |
| West Wimbledon Primary School | Primary | 0.5 miles | Good — 25 Jul 2022 |
| Hall School Wimbledon | Other | 0.5 miles | Good — 30 Apr 2019 |
| Ursuline High School Wimbledon | Secondary | 0.5 miles | Good — 1 Mar 2022 |
| Joseph Hood Primary School | Primary | 0.5 miles | Good — 4 Mar 2013 |

## FENSA Certificates

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

### FENSA Certificate #1456607
- **Address:** 60 Prince Georges Avenue,RAYNES PARK, WIMBLEDON, SW20 8BH
- **Certificate Issued:** 02/02/2004
- **Work Completed:** 19/01/2004
- **Items:** 3 window(s)