# 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)