Sold STC Flat

FLAT 25

QUINCE HOUSE, HEMLOCK CLOSE, LONDON, GREATER LONDON SW16 5PN

2 beds 1 baths 710 sq ft Listed 9 Jul 2024 (-754d)

£350,000

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# 2 bedroom apartment for sale (SW16 5PN)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 25, QUINCE HOUSE, HEMLOCK CLOSE, LONDON, GREATER LONDON SW16 5PN |
| Price | £350,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | TBC |
| Construction age | England and Wales: 2007-2011 |
| Floor area | 66 m² |
| Last sold | £320,000 Nov 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 24/09/2034
- **Current heating cost:** £295/year
- **Est. upgrade cost to C:** £20

### Recommendations
- E (£20)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/6034-1321-5400-0045-2222)

## Description

A stunning first floor two-bedroom flat in the heart of Streatham Vale.

This purpose-built property is set within a well-maintained building and comprises; two large double bedrooms, large living room with plenty of space for dining, a large family bathroom, ensuite bathroom, kitchen and a balcony.

The property also benefits from beautifully maintained communal gardens.

This wonderful home has been well meticulously maintained by the current owners, it would be perfect for a first-time buyer or home mover looking for an extra bedroom. The property also benefits from a private parking space. The flat is ideally located near to Streatham Common and Mitcham Eastfields stations with direct access to Clapham Junction, Balham, London Victoria, London Bridge and ThamesLink services. The shops, bars and restaurants of Streatham Vale and Streatham High Road are within easy reach of the property including the well-regarded Bull and Railway pubs. The wide, open and leafy Streatham Common is just a short walk away.

## Property Photos

- ![Picture No. 06](/listings/photos/150046916/1538835) - Picture No. 06
- ![Picture No. 05](/listings/photos/150046916/1538836) - Picture No. 05
- ![Picture No. 02](/listings/photos/150046916/1538837) - Picture No. 02
- ![Picture No. 01](/listings/photos/150046916/1538838) - Picture No. 01
- ![Picture No. 04](/listings/photos/150046916/1538839) - Picture No. 04
- ![Picture No. 03](/listings/photos/150046916/1538840) - Picture No. 03
- ![Picture No. 07](/listings/photos/150046916/1538841) - Picture No. 07
- ![Picture No. 08](/listings/photos/150046916/1538842) - Picture No. 08

## Floorplans

- ![Floorplan](/listings/photos/150046916/1538843) - Floorplan

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| QUINCE HOUSE FLAT 25 HEMLOCK CLOSE, LONDON, MERTON, GREATER LONDON, SW16 5PN | £320,000 | 08/11/2024 | Flat |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 7 BYARDS CROFT, LONDON, MERTON, GREATER LONDON, SW16 5EY | £350,000 | 22/12/2025 | Flat |
| 28 OXTOBY WAY, LONDON, MERTON, GREATER LONDON, SW16 5HD | £295,000 | 19/12/2025 | Flat |
| 15 STIRLING CLOSE, LONDON, MERTON, GREATER LONDON, SW16 5HH | £255,000 | 18/12/2025 | Flat |
| 19 BYARDS CROFT, LONDON, MERTON, GREATER LONDON, SW16 5EY | £375,000 | 04/12/2025 | Flat |
| DAMSON HOUSE FLAT 17 HEMLOCK CLOSE, LONDON, MERTON, GREATER LONDON, SW16 5PL | £310,000 | 29/08/2025 | Flat |
| 23 OXTOBY WAY, LONDON, MERTON, GREATER LONDON, SW16 5HD | £320,000 | 07/07/2025 | Flat |
| 87 ROWAN ROAD, LONDON, MERTON, GREATER LONDON, SW16 5HZ | £345,000 | 22/04/2025 | Flat |
| DOVE HOUSE, 19 FLAT 9 JACK DIMMER CLOSE, LONDON, MERTON, GREATER LONDON, SW16 5BU | £199,000 | 08/12/2023 | Flat |
| 16 STIRLING CLOSE, LONDON, MERTON, GREATER LONDON, SW16 5HH | £170,000 | 20/11/2023 | Flat |
| 38 STIRLING CLOSE, LONDON, MERTON, GREATER LONDON, SW16 5HH | £330,000 | 17/11/2023 | Flat |
| 26 STIRLING CLOSE, LONDON, MERTON, GREATER LONDON, SW16 5HH | £239,000 | 20/10/2023 | Flat |
| 48 OXTOBY WAY, LONDON, MERTON, GREATER LONDON, SW16 5HD | £325,000 | 29/09/2023 | Flat |
| 44 BYARDS CROFT, LONDON, MERTON, GREATER LONDON, SW16 5EY | £340,000 | 08/09/2023 | Flat |
| 39 BYARDS CROFT, LONDON, MERTON, GREATER LONDON, SW16 5EY | £356,000 | 09/08/2023 | Flat |
| DAMSON HOUSE FLAT 8 HEMLOCK CLOSE, LONDON, MERTON, GREATER LONDON, SW16 5PL | £315,000 | 26/07/2023 | Flat |
| DOVE HOUSE, 19 FLAT 4 JACK DIMMER CLOSE, LONDON, MERTON, GREATER LONDON, SW16 5BU | £280,000 | 14/07/2023 | Flat |
| DAMSON HOUSE FLAT 20 HEMLOCK CLOSE, LONDON, MERTON, GREATER LONDON, SW16 5PL | £300,000 | 10/07/2023 | Flat |
| 45 OXTOBY WAY, LONDON, MERTON, GREATER LONDON, SW16 5HD | £360,000 | 07/07/2023 | Flat |
| MEDLAR HOUSE FLAT 11 HEMLOCK CLOSE, LONDON, MERTON, GREATER LONDON, SW16 5PS | £252,000 | 19/05/2023 | Flat |
| 14 BYARDS CROFT, LONDON, MERTON, GREATER LONDON, SW16 5EY | £287,500 | 08/03/2023 | Flat |

**Area average:** £300,175 (20 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £392,952 (170 Flat, SW16, 2024–2026)
- **Deviation:** -10.9%

## Rental Range

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

- **Low:** £1,921/mo
- **Realistic:** £2,134/mo
- **Optimistic:** £2,347/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £793/mo

## 1% Rule

- **Rent ratio:** 0.61% (weak for cashflow)
- **Max investor price (0.8%):** £266,750
- **Target investor price (1%):** £213,400

*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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £5,303/m²

## Capital growth trend

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

- **5y growth:** 5.5%
- **10y growth:** 8.6%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -6%
- **5y growth (index):** -3.3%
- **10y growth (index):** 1.1%

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Job (default Low)

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

Picture No. 06 Picture No. 05 Picture No. 02 Picture No. 01 Picture No. 04 Picture No. 03 Picture No. 07 Picture No. 08

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Property details

Tenure

LEASEHOLD

Floor area

66 m²

Council tax band

TBC

EPC rating

Year built

England and Wales: 2007-2011

Last sold

£320,000 Nov 2024

Price per m²

£5,303/m²

Local average

£392,952 (-10.9%)

Deprivation

Decile 6 (17,832 of 33,755)

Street crime

531 incidents within 1 mile (May 2026)

Key features

Two-bedroom flat
Balcony
First floor
Chain free
Quiet location
EPC rating: TBC

Additional details

Parking: Yes

Description

A stunning first floor two-bedroom flat in the heart of Streatham Vale.

This purpose-built property is set within a well-maintained building and comprises; two large double bedrooms, large living room with plenty of space for dining, a large family bathroom, ensuite bathroom, kitchen and a balcony.

The property also benefits from beautifully maintained communal gardens.

This wonderful home has been well meticulously maintained by the current owners, it would be perfect for a first-time buyer or home mover looking for an extra bedroom. The property also benefits from a private parking space. The flat is ideally located near to Streatham Common and Mitcham Eastfields stations with direct access to Clapham Junction, Balham, London Victoria, London Bridge and ThamesLink services. The shops, bars and restaurants of Streatham Vale and Streatham High Road are within easy reach of the property including the well-regarded Bull and Railway pubs. The wide, open and leafy Streatham Common is just a short walk away.

Listed by

Streatham

Oaks Estate Agent Ltd

Reference: 150046916

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 25/09/2024

Expiry date: 24/09/2034

Current heating cost: £295/year

Potential heating cost: £298/year

Est. upgrade cost to C: £20

Recommendations

Low energy lighting for all fixed outlets (£20)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

Price history

Event	Date	Price	% change
Sold	08/11/2024 (1 year ago)	£320,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

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

Address	Price	Date	Type
7 BYARDS CROFT, LONDON, MERTON, GREATER LONDON, SW16 5EY	£350,000	22/12/2025	Flat
28 OXTOBY WAY, LONDON, MERTON, GREATER LONDON, SW16 5HD	£295,000	19/12/2025	Flat
15 STIRLING CLOSE, LONDON, MERTON, GREATER LONDON, SW16 5HH	£255,000	18/12/2025	Flat
19 BYARDS CROFT, LONDON, MERTON, GREATER LONDON, SW16 5EY	£375,000	04/12/2025	Flat
DAMSON HOUSE FLAT 17 HEMLOCK CLOSE, LONDON, MERTON, GREATER LONDON, SW16 5PL	£310,000	29/08/2025	Flat
23 OXTOBY WAY, LONDON, MERTON, GREATER LONDON, SW16 5HD	£320,000	07/07/2025	Flat
87 ROWAN ROAD, LONDON, MERTON, GREATER LONDON, SW16 5HZ	£345,000	22/04/2025	Flat
DOVE HOUSE, 19 FLAT 9 JACK DIMMER CLOSE, LONDON, MERTON, GREATER LONDON, SW16 5BU	£199,000	08/12/2023	Flat
16 STIRLING CLOSE, LONDON, MERTON, GREATER LONDON, SW16 5HH	£170,000	20/11/2023	Flat
38 STIRLING CLOSE, LONDON, MERTON, GREATER LONDON, SW16 5HH	£330,000	17/11/2023	Flat
26 STIRLING CLOSE, LONDON, MERTON, GREATER LONDON, SW16 5HH	£239,000	20/10/2023	Flat
48 OXTOBY WAY, LONDON, MERTON, GREATER LONDON, SW16 5HD	£325,000	29/09/2023	Flat
44 BYARDS CROFT, LONDON, MERTON, GREATER LONDON, SW16 5EY	£340,000	08/09/2023	Flat
39 BYARDS CROFT, LONDON, MERTON, GREATER LONDON, SW16 5EY	£356,000	09/08/2023	Flat
DAMSON HOUSE FLAT 8 HEMLOCK CLOSE, LONDON, MERTON, GREATER LONDON, SW16 5PL	£315,000	26/07/2023	Flat
DOVE HOUSE, 19 FLAT 4 JACK DIMMER CLOSE, LONDON, MERTON, GREATER LONDON, SW16 5BU	£280,000	14/07/2023	Flat
DAMSON HOUSE FLAT 20 HEMLOCK CLOSE, LONDON, MERTON, GREATER LONDON, SW16 5PL	£300,000	10/07/2023	Flat
45 OXTOBY WAY, LONDON, MERTON, GREATER LONDON, SW16 5HD	£360,000	07/07/2023	Flat
MEDLAR HOUSE FLAT 11 HEMLOCK CLOSE, LONDON, MERTON, GREATER LONDON, SW16 5PS	£252,000	19/05/2023	Flat
14 BYARDS CROFT, LONDON, MERTON, GREATER LONDON, SW16 5EY	£287,500	08/03/2023	Flat

Area average: £300,175 (20 sales)

Capital growth trend

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

5y growth 5.5%

10y growth 8.6%

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

1y (index) -6%

5y (index) -3.3%

10y (index) 1.1%

Rental Range

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

Low £1,921/mo

Realistic £2,134/mo

Optimistic £2,347/mo

Based on Local Authority from postcode lookup → Merton.

LHA (30th percentile) floor for Huntingdon: £793/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SW16 5PN

Address

Hemlock Close

Nearby

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

Type	Name	Distance
Bus stop	Longthornton Road	0.1 miles
Shop	William Hill	0.2 miles
Shop	Clementines Convenient Store	0.2 miles
Train station	Streatham Common	0.7 miles
Train station	Mitcham Eastfields	0.7 miles
Hospital	Chapel Orchard Day Surgery	1.5 miles
Hospital	Sexual Health Clinic	1.7 miles
University	Horton Halls Reception	2.6 miles
University	University of Wales Trinity Saint David London Campus	5.1 miles

Street-level crime

Category	Count
Violence and sexual offences	192
Anti-social behaviour	119
Vehicle crime	66
Shoplifting	35
Other theft	25
Drugs	23
Public order	22
Burglary	19
Other crime	11
Robbery	7
Theft from the person	7
Possession of weapons	3
Bicycle theft	2
Total incidents	531

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
Woodmansterne School	Other	0.3 miles	Good — 23 Jun 2019
Granton Primary School	Primary	0.4 miles	Outstanding — 8 Sep 2017
Norbury Manor Primary School	Primary	0.5 miles	Good — 16 Nov 2017
Harris Primary Academy Merton	Primary	0.5 miles	Outstanding — 13 Sep 2017
Lonesome Primary School	Primary	0.5 miles	Good — 29 Jul 2019

Rental Comparables

Rental listings exist nearby, but none matched the 2-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.61%

Max investor price (0.8%) £266,750

Target investor price (1%) £213,400

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).