# 2 bedroom house for sale (SW17 9TR)

## Property Details

| Key | Value |
|-----|-------|
| Address | 52 SOUTHCROFT ROAD, LONDON, GREATER LONDON SW17 9TR |
| Price | £525,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Construction age | England and Wales: before 1900 |
| Floor area | 69 m² |
| Last sold | £691,742 Sep 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 17/03/2030
- **Current heating cost:** £334/year
- **Est. upgrade cost to C:** £9,015

### Recommendations
- Q (£4,000 - £14,000)
- E (£15)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9188-4074-6257-9960-6250)

## Description

*** VIRTUAL VIEWING AVAILABLE*** A particularly substantial and beautifully presented two  bedroom maisonette with tall ceilings and large windows. This stylish property is very well laid out with a spacious living room and kitchen dinner. It has planning permission granted to extend the loft.

Southcroft Road  is close to the amenities and high street shopping of Tooting Broadway which include, Cafes, supermarkets, restaurants, the Broadway market and is a short walk to Tooting Broadway underground station.

## Property Photos

- ![Photo](/listings/photos/92029616/1647286)
- ![Photo](/listings/photos/92029616/1647287)
- ![Photo](/listings/photos/92029616/1647288)
- ![Photo](/listings/photos/92029616/1647289)
- ![Photo](/listings/photos/92029616/1647290)
- ![Photo](/listings/photos/92029616/1647291)

## Floorplans

- ![Floorplan 1](/listings/photos/92029616/1647292) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/92029616/1647293) - EPC 1
- ![EPC 2](/listings/photos/92029616/1647294) - EPC 2

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #9567272
- **Address:** 52 Southcroft Road, LONDON, SW17 9TR
- **Certificate Issued:** 27/05/2013
- **Work Completed:** 15/05/2013
- **Items:** 8 window(s), 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 52 SOUTHCROFT ROAD, LONDON, WANDSWORTH, GREATER LONDON, SW17 9TR | £691,742 | 25/09/2025 | Flat |
| 52 SOUTHCROFT ROAD, LONDON, WANDSWORTH, GREATER LONDON, SW17 9TR | £506,200 | 28/08/2020 | 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 |
|---------|-------|------|------|
| 41 SEELY ROAD, LONDON, MERTON, GREATER LONDON, SW17 9QP | £620,000 | 19/12/2023 | Other |
| 17A CAR PARK SPACE 6 SEELY ROAD, LONDON, MERTON, GREATER LONDON, SW17 9QP | £26,000 | 31/07/2023 | Other |
| 17 SEELY ROAD, LONDON, MERTON, GREATER LONDON, SW17 9QP | £600,000 | 31/07/2023 | Other |
| [Same street] 18 SOUTHCROFT ROAD, LONDON, WANDSWORTH, GREATER LONDON, SW17 9TR | £390,000 | 12/05/2023 | Flat |
| [Same street] 6 SOUTHCROFT ROAD, LONDON, WANDSWORTH, GREATER LONDON, SW17 9TR | £392,500 | 14/02/2023 | Flat |
| THE RECTORY, 20A RECTORY LANE, LONDON, WANDSWORTH, GREATER LONDON, SW17 9QJ | £2,820,000 | 16/08/2022 | Other |
| 105 SEELY ROAD, LONDON, MERTON, GREATER LONDON, SW17 9QP | £30,000 | 28/06/2022 | Other |
| [Same street] 12 SOUTHCROFT ROAD, LONDON, WANDSWORTH, GREATER LONDON, SW17 9TR | £450,000 | 10/06/2022 | Flat |
| 208 MITCHAM ROAD, LONDON, WANDSWORTH, GREATER LONDON, SW17 9NW | £2,420,600 | 30/11/2021 | Other |

**Street average:** £410,833 (3 sales)
**Area average:** £1,086,100 (6 sales)

## Price vs local average

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

- **Local average:** £1,494,921 (14 Other, SW17, 2024–2026)
- **Deviation:** -64.9%

## Rental Range

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

- **Low:** £2,350/mo
- **Realistic:** £2,611/mo
- **Optimistic:** £2,872/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 Maisonette, Hayloft, SW17 | £2,398/mo | 2 | 0.02 miles | OpenRent |
| 2 Bed Flat, Idlecombe Road, SW17 | £2,250/mo | 2 | 0.09 miles | OpenRent |
| 2 Bed Flat, Idlecombe Road, SW17 | £2,250/mo | 2 | 0.09 miles | OpenRent |
| 2 Bed Flat, Byton Road, SW17 | £2,200/mo | 2 | 0.15 miles | OpenRent |
| 2 Bed Flat, Grenfell Road, CR4 | £1,700/mo | 2 | 0.22 miles | OpenRent |
| 2 Bed Flat, Tooting, SW17 | £1,800/mo | 2 | 0.24 miles | OpenRent |
| 2 Bed Semi-Detached House, Finborough Road, SW17 | £1,950/mo | 2 | 0.27 miles | OpenRent |
| 2 Bed Terraced House, Cowick Road, SW17 | £2,500/mo | 2 | 0.28 miles | OpenRent |
| 2 Bed Semi-Detached House, Chertsey St, SW17 | £2,500/mo | 2 | 0.3 miles | OpenRent |

**Average rent: £2,172/mo (9 listings)**

## 1% Rule

- **Rent ratio:** 0.43% (weak for cashflow)
- **Max investor price (0.8%):** £281,250
- **Target investor price (1%):** £225,000

*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 £2,250/mo).*

- **Gross yield:** 5.1%
- **Cost-to-rent:** 19.4×
- **Monthly cashflow:** £-68/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.5%

*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).*

## Price per Square Metre

- **£/m²:** £7,609/m²

## Capital growth trend

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

- **5y growth:** 86.7%
- **10y growth:** -83.1%

## House Price Index (HM Land Registry)

*Official index for Wandsworth; All dwelling types series; as of April 2026.*

- **1y growth (index):** -5.2%
- **5y growth (index):** 2.2%
- **10y growth (index):** -3.2%

## 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)