Sold Maisonette

31 WYCLIFFE ROAD

LONDON, GREATER LONDON SW19 1ES

2 beds 1 baths Listed 28 May 2024 (-877d)

£535,000

Guide Price

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# 2 bedroom ground floor maisonette for sale (SW19 1ES)

## Property Details

| Key | Value |
|-----|-------|
| Address | 31 WYCLIFFE ROAD, LONDON, GREATER LONDON SW19 1ES |
| Price | £535,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Last sold | £510,000 Jun 2026 |

## Description

Newly and completely refurbished two double bedroom ground floor apartment with its own front door and direct access to its private rear garden with views over Haydons Park. This flat has a new kitchen and bathroom with high quality fittings throughout. It has been completely redecorated and has new herringbone and wide plank light oak flooring throughout. It is located in a quiet residential road within a short walk of both South Wimbledon tube, Wimbledon tube and mainline stations. The extensive shopping and restaurants of Wimbledon and the Priory Retail Park are easily accessed.

## Property Photos

- ![Photo](/listings/photos/148474322/2400989)
- ![Photo](/listings/photos/148474322/2400990)
- ![Photo](/listings/photos/148474322/2400991)
- ![Photo](/listings/photos/148474322/2400992)
- ![Photo](/listings/photos/148474322/2400993)
- ![Photo](/listings/photos/148474322/2400994)
- ![Photo](/listings/photos/148474322/2400995)
- ![Photo](/listings/photos/148474322/2400996)
- ![Photo](/listings/photos/148474322/2400997)

## Floorplans

- ![Floorplan 1](/listings/photos/148474322/2400998) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/148474322/2400999) - EPC 1

## 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)

## 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 |

## 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 |
| [Same street] 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 |
| [Same street] 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 |
| 57A LATIMER ROAD, WIMBLEDON, LONDON, MERTON, GREATER LONDON, SW19 1EW | £307,500 | 24/07/2023 | Flat |
| 36 QUICKS ROAD, LONDON, MERTON, GREATER LONDON, SW19 1EY | £425,000 | 25/05/2023 | Flat |
| [Same street] 1 WYCLIFFE ROAD, LONDON, MERTON, GREATER LONDON, SW19 1ES | £973,831 | 09/05/2023 | Terraced |
| [Same street] 19 WYCLIFFE ROAD, LONDON, MERTON, GREATER LONDON, SW19 1ES | £550,000 | 31/08/2022 | Flat |
| [Same street] 13 WYCLIFFE ROAD, LONDON, MERTON, GREATER LONDON, SW19 1ES | £908,000 | 25/04/2022 | Semi-detached |
| [Same street] 23 WYCLIFFE ROAD, LONDON, MERTON, GREATER LONDON, SW19 1ES | £460,000 | 16/11/2021 | Flat |

**Street average:** £703,067 (6 sales)
**Area average:** £469,550 (20 sales)

## Price vs local average

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

- **Local average:** £475,998 (168 Flat, SW19, 2024–2026)
- **Deviation:** +12.4%

## 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).*

- **LHA floor (this property size):** £972/mo

## 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 | 0.52 miles | OpenRent |

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

## 1% Rule

- **Rent ratio:** 0.4% (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:** 4.8%
- **Cost-to-rent:** 21×
- **Monthly cashflow:** £-224/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -1.7%

*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).*

## 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%

## 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)

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Property details

Tenure

LEASEHOLD (125 years remaining on lease)

Last sold

£510,000 Jun 2026

Local average

£475,998 (+12.4%)

Deprivation

Decile 6 (19,536 of 33,755)

Street crime

538 incidents within 1 mile (Aug 2026)

Key features

Two Double Bedroom
Private Garden
Fully Refurbished
Gas Central Heating
Quiet Urban Location
Ground Rent = Peppercorn Per Year
EPC Rating - C
Council Tax Band - C
Service Charge - £600est.
125 year lease

Additional details

Heating: Central
Garden: Private garden

Description

Listed by

Richmond - Sales

Priory Management

Reference: 148474322

Flood risk

Zone: 1

Risk: Low

Job (default Low)

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.

Floorplans

Floorplan 1

EPC Graphs

EPC 1

FENSA Certificates

This property has 2 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #9714522

Property Details

Street: 31 Wycliffe Road

Town: LONDON

Postcode: SW19 1ES

Installation Details

Items: 5 windows

Certificate Issued: 05/08/2013

Work Completed: 29/07/2013

This certificate data was retrieved from FENSA's database

FENSA Certificate #3563625

Property Details

Street: 31 Wycliffe Road

Town: LONDON

Postcode: SW19 1ES

Installation Details

Items: 1 window and 1 door

Certificate Issued: 14/03/2006

Work Completed: 16/01/2006

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

Event	Date	Price	% change
Sold	16/06/2026 (4 months ago)	£510,000	—

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
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
Same street 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
Same street 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
57A LATIMER ROAD, WIMBLEDON, LONDON, MERTON, GREATER LONDON, SW19 1EW	£307,500	24/07/2023	Flat
36 QUICKS ROAD, LONDON, MERTON, GREATER LONDON, SW19 1EY	£425,000	25/05/2023	Flat
Same street 1 WYCLIFFE ROAD, LONDON, MERTON, GREATER LONDON, SW19 1ES	£973,831	09/05/2023	Terraced
Same street 19 WYCLIFFE ROAD, LONDON, MERTON, GREATER LONDON, SW19 1ES	£550,000	31/08/2022	Flat
Same street 13 WYCLIFFE ROAD, LONDON, MERTON, GREATER LONDON, SW19 1ES	£908,000	25/04/2022	Semi-detached
Same street 23 WYCLIFFE ROAD, LONDON, MERTON, GREATER LONDON, SW19 1ES	£460,000	16/11/2021	Flat

Street average: £703,067 (6 sales)

Area average: £469,550 (20 sales)

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: £972/mo (Apr 2025 – Mar 2026)

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	0.2 miles
Shop	C.B.E. Launderette	0.2 miles
Bus stop	Quicks Road	0.2 miles
Train station	South Wimbledon	0.3 miles
Train station	Haydons Road	0.4 miles
University	Horton Halls Reception	1.3 miles
Hospital	Chapel Orchard Day Surgery	1.5 miles
Hospital	Queen Mary's Childrens' Hospital	2.8 miles
University	BIMM Institute London	4.1 miles

Street-level crime

Category	Count
Violence and sexual offences	134
Anti-social behaviour	87
Vehicle crime	64
Shoplifting	58
Other theft	49
Public order	41
Burglary	27
Robbery	23
Drugs	21
Theft from the person	12
Other crime	10
Bicycle theft	9
Criminal damage and arson	2
Possession of weapons	1
Total incidents	538

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

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	0.52 miles	OpenRent

Average rent: £2,323/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.4%

Max investor price (0.8%) £265,000

Target investor price (1%) £212,000

Gross yield 4.8%

Cost-to-rent ratio 21×

Monthly cashflow £-224/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -1.7%

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).