# 2 bedroom terraced house for sale (SW20 8BH)

## Property Details

| Key | Value |
|-----|-------|
| Address | 60 PRINCE GEORGE'S AVENUE, LONDON, GREATER LONDON SW20 8BH |
| Price | £750,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | D |
| Last sold | £745,000 Feb 2026 |

## Description

An outstanding 'Apostle' freehold house for sale, presenting two bedrooms, double reception, rear extension kitchen-diner opening onto a 39 ft private garden and no onward chain.

Prince George's Avenue is located in the heart of the 'Apostles'. The house is on an attractive tree-lined Cul De Sac within a walkable distance to both the amenities and transport links of Raynes Park and Wimbledon Chase.

## Property Photos

- ![Picture No. 21](/listings/photos/164719403/1299296) - Picture No. 21
- ![Picture No. 26](/listings/photos/164719403/1299297) - Picture No. 26
- ![Picture No. 35](/listings/photos/164719403/1299298) - Picture No. 35
- ![Picture No. 28](/listings/photos/164719403/1299299) - Picture No. 28
- ![Picture No. 39](/listings/photos/164719403/1299300) - Picture No. 39
- ![Picture No. 37](/listings/photos/164719403/1299301) - Picture No. 37
- ![Picture No. 44](/listings/photos/164719403/1299302) - Picture No. 44
- ![Picture No. 43](/listings/photos/164719403/1299303) - Picture No. 43
- ![Picture No. 27](/listings/photos/164719403/1299304) - Picture No. 27
- ![Picture No. 31](/listings/photos/164719403/1299305) - Picture No. 31
- ![Picture No. 45](/listings/photos/164719403/1299306) - Picture No. 45
- ![Picture No. 32](/listings/photos/164719403/1299307) - Picture No. 32
- ![Picture No. 33](/listings/photos/164719403/1299308) - Picture No. 33
- ![Picture No. 34](/listings/photos/164719403/1299309) - Picture No. 34

## Floorplans

- ![Floorplan](/listings/photos/164719403/1299310) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/164719403/1299311) - EPC Rating Graph

## 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)

## 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 |

## 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 |
| 11 DUPONT ROAD, LONDON, MERTON, GREATER LONDON, SW20 8EH | £655,000 | 29/09/2023 | 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 |
| 103 DUPONT ROAD, LONDON, MERTON, GREATER LONDON, SW20 8EH | £960,000 | 21/07/2023 | 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 |

**Area average:** £764,361 (20 sales)

## Price vs local average

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

- **Local average:** £852,224 (35 Terraced, SW20, 2024–2026)
- **Deviation:** -12%

## 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).*

- **LHA floor (this property size):** £793/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, Malden Court, KT3 | £1,950/mo | 2 | 0.53 miles | OpenRent |

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

## 1% Rule

- **Rent ratio:** 0.26% (weak for cashflow)
- **Max investor price (0.8%):** £243,750
- **Target investor price (1%):** £195,000

*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 £1,950/mo).*

- **Gross yield:** 3.1%
- **Cost-to-rent:** 32.1×
- **Monthly cashflow:** £-1,224/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -6.8%

*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:** 12.3%
- **10y growth:** 13.7%

## 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%

## 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)