Sold Light Industrial

UNIT 21

WINDSOR PARK, 50, WINDSOR AVENUE, LONDON, LONDON, GREATER LONDON SW19 2TJ

Listed 21 Jan 2025 (-504d)

£3,144 pcm

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# Light industrial facility to lease (SW19 2TJ)

## Property Details

| Key | Value |
|-----|-------|
| Address | UNIT 21, WINDSOR PARK, 50, WINDSOR AVENUE, LONDON, LONDON, GREATER LONDON SW19 2TJ |
| Price | £3,144 pcm |
| Last sold | £355,000 Feb 2008 |

## Description

Unit 2 is a newly refurbished light industrial unit comprising of ground floor warehouse space and high quality office accommodation to the first floor.

Windsor Avenue is situated 1 mile to the South West of Wimbledon and 8 miles from Central London. The estate benefits from excellent road links to the A24, A297 and A3 leading to J10 of the M25. Northern line underground links via South Wimbledon and Colliers Wood are close by, and numerous bus routes service the immediate and wider areas.

## Property Photos

- ![IMG-20240501-WA0008](/listings/photos/157162466/383879) - IMG-20240501-WA0008
- ![IMG-20240501-WA0007](/listings/photos/157162466/383882) - IMG-20240501-WA0007
- ![IMG-20240501-WA0003](/listings/photos/157162466/383885) - IMG-20240501-WA0003
- ![cap_ind_windsor_drone_009](/listings/photos/157162466/383887) - cap_ind_windsor_drone_009
- ![cap_ind_windsor_ground_016](/listings/photos/157162466/383890) - cap_ind_windsor_ground_016
- ![cap_ind_windsor_ground_013](/listings/photos/157162466/383892) - cap_ind_windsor_ground_013

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| WINDSOR PARK, 50 UNIT 21 WINDSOR AVENUE, LONDON, MERTON, GREATER LONDON, SW19 2TJ | £355,000 | 06/02/2008 | Semi-detached |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| SAXON BUSINESS CENTRE, 51 UNIT 1 WINDSOR AVENUE, LONDON, MERTON, GREATER LONDON, SW19 2RR | £1,025,000 | 17/12/2025 | Other |
| 56 WINDSOR AVENUE, LONDON, MERTON, GREATER LONDON, SW19 2RR | £3,805,888 | 18/04/2023 | Other |
| BENNETS COURTYARD TRANSFORMER CHAMBER WATERMILL WAY, LONDON, MERTON, GREATER LONDON, SW19 2RW | £380,000 | 23/09/2022 | Other |
| SAXON BUSINESS CENTRE, 41 - 59 UNIT 2 WINDSOR AVENUE, LONDON, MERTON, GREATER LONDON, SW19 2RR | £446,000 | 10/08/2022 | Other |
| [Same street] WINDSOR PARK, 50 UNIT 19 WINDSOR AVENUE, LONDON, MERTON, GREATER LONDON, SW19 2TJ | £675,000 | 05/05/2022 | Other |
| [Same street] WINDSOR PARK, 50 UNIT 16-17 WINDSOR AVENUE, LONDON, MERTON, GREATER LONDON, SW19 2TJ | £32,350,000 | 26/01/2022 | Other |
| [Same street] WINDSOR PARK, 50 UNIT 11 WINDSOR AVENUE, LONDON, MERTON, GREATER LONDON, SW19 2TJ | £32,350,000 | 26/01/2022 | Other |
| [Same street] WINDSOR PARK, 50 UNIT 20 WINDSOR AVENUE, LONDON, MERTON, GREATER LONDON, SW19 2TJ | £32,350,000 | 26/01/2022 | Other |
| [Same street] WINDSOR PARK, 50 UNIT 7 WINDSOR AVENUE, LONDON, MERTON, GREATER LONDON, SW19 2TJ | £32,350,000 | 26/01/2022 | Other |
| [Same street] WINDSOR PARK, 50 UNIT 20 WINDSOR AVENUE, LONDON, MERTON, GREATER LONDON, SW19 2TJ | £16,250,000 | 01/07/2021 | Other |
| BENNETS COURTYARD FLAT 27 WATERMILL WAY, LONDON, MERTON, GREATER LONDON, SW19 2RW | £523,500 | 25/06/2021 | Other |

**Street average:** £24,387,500 (6 sales)
**Area average:** £1,236,078 (5 sales)

## Price vs local average

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

- **Local average:** £2,076,526 (25 Other, SW19, 2024–2026)
- **Deviation:** -99.8%

## Rental Range

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

- **Low:** £1,887/mo
- **Realistic:** £2,097/mo
- **Optimistic:** £2,307/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Stevenage & North Herts (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 1 Bed Terraced House, New Close, SW19 | £3,000/mo | 1 | 0.38 miles | OpenRent |
| 2 Bed Terraced House, Laburnum Road, SW19 | £2,350/mo | 2 | 0.39 miles | OpenRent |
| 4 Bed Terraced House, Belgrave Road, CR4 | £2,400/mo | 4 | 0.42 miles | OpenRent |
| 2 Bed Flat, Christchurch Road, SW19 | £3,875/mo | 2 | 0.52 miles | OpenRent |
| 4 Bed End Terrace, Lowry Crescent, CR4 | £2,500/mo | 4 | 0.52 miles | OpenRent |
| 1 Bed Flat, Regis Court, CR4 | £2,450/mo | 1 | 0.55 miles | OpenRent |

**Average rent: £2,763/mo (6 listings)**

## 1% Rule

- **Rent ratio:** 78.72% (strong)
- **Max investor price (0.8%):** £309,375
- **Target investor price (1%):** £247,500

*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 £2,475/mo).*

- **Gross yield:** 944.7%
- **Cost-to-rent:** 0.1×
- **Monthly cashflow:** £2,190/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 2882.5%

*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:** 94.8%
- **10y growth:** 63.1%

## House Price Index (HM Land Registry)

*Official index for Merton; All dwelling types series; as of March 2026.*

- **1y growth (index):** -2.6%
- **5y growth (index):** 4.9%
- **10y growth (index):** 13.6%

## 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)

IMG-20240501-WA0008 IMG-20240501-WA0007 IMG-20240501-WA0003 cap_ind_windsor_drone_009 cap_ind_windsor_ground_016 cap_ind_windsor_ground_013

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Property details

Last sold

£355,000 Feb 2008

Local average

£2,076,526 (-99.8%)

Deprivation

Decile 3 (7,317 of 33,755)

Street crime

480 incidents within 1 mile (Apr 2026)

Description

Unit 2 is a newly refurbished light industrial unit comprising of ground floor warehouse space and high quality office accommodation to the first floor.
Windsor Avenue is situated 1 mile to the South West of Wimbledon and 8 miles from Central London. The estate benefits from excellent road links to the A24, A297 and A3 leading to J10 of the M25. Northern line underground links via South Wimbledon and Colliers Wood are close by, and numerous bus routes service the immediate and wider areas.

Listed by

London

Capital Industrial LLP

Reference: 157162466

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Price history

Event	Date	Price	% change
Sold	06/02/2008 (18 years ago)	£355,000	—

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
SAXON BUSINESS CENTRE, 51 UNIT 1 WINDSOR AVENUE, LONDON, MERTON, GREATER LONDON, SW19 2RR	£1,025,000	17/12/2025	Other
56 WINDSOR AVENUE, LONDON, MERTON, GREATER LONDON, SW19 2RR	£3,805,888	18/04/2023	Other
BENNETS COURTYARD TRANSFORMER CHAMBER WATERMILL WAY, LONDON, MERTON, GREATER LONDON, SW19 2RW	£380,000	23/09/2022	Other
SAXON BUSINESS CENTRE, 41 - 59 UNIT 2 WINDSOR AVENUE, LONDON, MERTON, GREATER LONDON, SW19 2RR	£446,000	10/08/2022	Other
Same street WINDSOR PARK, 50 UNIT 19 WINDSOR AVENUE, LONDON, MERTON, GREATER LONDON, SW19 2TJ	£675,000	05/05/2022	Other
Same street WINDSOR PARK, 50 UNIT 16-17 WINDSOR AVENUE, LONDON, MERTON, GREATER LONDON, SW19 2TJ	£32,350,000	26/01/2022	Other
Same street WINDSOR PARK, 50 UNIT 11 WINDSOR AVENUE, LONDON, MERTON, GREATER LONDON, SW19 2TJ	£32,350,000	26/01/2022	Other
Same street WINDSOR PARK, 50 UNIT 20 WINDSOR AVENUE, LONDON, MERTON, GREATER LONDON, SW19 2TJ	£32,350,000	26/01/2022	Other
Same street WINDSOR PARK, 50 UNIT 7 WINDSOR AVENUE, LONDON, MERTON, GREATER LONDON, SW19 2TJ	£32,350,000	26/01/2022	Other
Same street WINDSOR PARK, 50 UNIT 20 WINDSOR AVENUE, LONDON, MERTON, GREATER LONDON, SW19 2TJ	£16,250,000	01/07/2021	Other
BENNETS COURTYARD FLAT 27 WATERMILL WAY, LONDON, MERTON, GREATER LONDON, SW19 2RW	£523,500	25/06/2021	Other

Street average: £24,387,500 (6 sales)

Area average: £1,236,078 (5 sales)

Capital growth trend

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

5y growth 94.8%

10y growth 63.1%

House Price Index (HM Land Registry — official index, not sold-price averages): Merton. Series: All dwelling types. As of March 2026.

1y (index) -2.6%

5y (index) 4.9%

10y (index) 13.6%

Rental Range

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

Low £1,887/mo

Realistic £2,097/mo

Optimistic £2,307/mo

Based on Local Authority from postcode lookup → Merton.

LHA (30th percentile) floor for Stevenage & North Herts: Apr 2025 – Mar 2026

Location

Map view View on Google Maps View on OpenStreetMap Street View SW19 2TJ

Address

61 Windsor Avenue

Nearby

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

Type	Name	Distance
Shop	Henfield Storage	0.0 miles
Shop	Wimbledon Town Garage	0.1 miles
Bus stop	Merton Abbey	0.3 miles
Bus stop	Haslemere Avenue	0.3 miles
Train station	South Wimbledon	0.4 miles
Train station	Colliers Wood	0.6 miles
Hospital	Chapel Orchard Day Surgery	0.9 miles
University	Horton Halls Reception	1.8 miles
Hospital	Queen Mary's Childrens' Hospital	2.2 miles
University	BIMM Institute London	4.7 miles

Street-level crime

Category	Count
Violence and sexual offences	118
Anti-social behaviour	115
Shoplifting	56
Public order	32
Criminal damage and arson	31
Other theft	24
Vehicle crime	24
Drugs	21
Burglary	17
Theft from the person	13
Robbery	12
Bicycle theft	8
Possession of weapons	5
Other crime	4
Total incidents	480

Within 1 mile during Apr 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
Harris Academy Wimbledon	Secondary	0.2 miles	Outstanding — 5 Mar 2023
Merton Abbey Primary School	Primary	0.3 miles	Good — 13 Jun 2019
Haslemere Primary School	Primary	0.3 miles	Good — 4 Feb 2011
Park Academy	Primary	0.4 miles	Outstanding — 20 Dec 2023
All Saints' CofE Primary School	Primary	0.5 miles	Good — 13 Nov 2010

Rental Comparables

Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
1 Bed Terraced House, New Close, SW19	£3,000/mo	1	0.38 miles	OpenRent
2 Bed Terraced House, Laburnum Road, SW19	£2,350/mo	2	0.39 miles	OpenRent
4 Bed Terraced House, Belgrave Road, CR4	£2,400/mo	4	0.42 miles	OpenRent
2 Bed Flat, Christchurch Road, SW19	£3,875/mo	2	0.52 miles	OpenRent
4 Bed End Terrace, Lowry Crescent, CR4	£2,500/mo	4	0.52 miles	OpenRent
1 Bed Flat, Regis Court, CR4	£2,450/mo	1	0.55 miles	OpenRent

Average rent: £2,763/mo (6 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 78.72%

Max investor price (0.8%) £309,375

Target investor price (1%) £247,500

Gross yield 944.7%

Cost-to-rent ratio 0.1×

Monthly cashflow £2,190/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 2882.5%

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).