# 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)