Sold House

21 HOTHAM ROAD

LONDON, GREATER LONDON SW19 1BS

2 beds 1 baths 79 m² Listed 4 Aug 2025 (-313d)

£699,950

Reduced on 19 Aug 2025

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# 2 bedroom house for sale (SW19 1BS)

## Property Details

| Key | Value |
|-----|-------|
| Address | 21 HOTHAM ROAD, LONDON, GREATER LONDON SW19 1BS |
| Price | £699,950 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Last sold | £668,000 Feb 2026 |

## Description

A quintessential Edwardian mid terrace, brick fronted home, offering two double bedrooms and huge extension potential to the rear and in to the loft. The house is sold with no onward chain

Hotham Road is a popular and quiet road between Wimbledon and Colliers Wood. Both Wandle Park and Haydons Recreation Grounds are nearby, with Northern Line and Thames Link just a stone's throw away.

**Tenure:** Freehold

**Council Tax Band:** D

Information contained within this listing is for guidance only and should be checked and confirmed (prior to proceeding).

## Property Photos

- ![Photo](/listings/photos/165334580/647164)
- ![Photo](/listings/photos/165334580/647165)
- ![Photo](/listings/photos/165334580/647166)
- ![Photo](/listings/photos/165334580/647167)
- ![Photo](/listings/photos/165334580/647168)

## Floorplans

- ![Floorplan 1](/listings/photos/165334580/647169) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/165334580/647170) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 21 HOTHAM ROAD, LONDON, MERTON, GREATER LONDON, SW19 1BS | £668,000 | 23/02/2026 | 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 |
|---------|-------|------|------|
| 82 GROUND FLOOR FLAT MERTON HIGH STREET, LONDON, MERTON, GREATER LONDON, SW19 1BE | £500,000 | 06/12/2023 | Other |
| 25 NORMAN ROAD, LONDON, MERTON, GREATER LONDON, SW19 1BW | £775,000 | 17/11/2023 | Other |
| [Same street] 28 HOTHAM ROAD, LONDON, MERTON, GREATER LONDON, SW19 1BS | £540,000 | 30/10/2023 | Flat |
| [Same street] 43A HOTHAM ROAD, LONDON, MERTON, GREATER LONDON, SW19 1BS | £500,000 | 16/08/2023 | Flat |
| [Same street] 39 HOTHAM ROAD, LONDON, MERTON, GREATER LONDON, SW19 1BS | £815,000 | 30/06/2023 | Terraced |
| 1 HOTHAM ROAD MEWS, LONDON, MERTON, GREATER LONDON, SW19 1FA | £815,000 | 09/12/2022 | Other |
| [Same street] 33 HOTHAM ROAD, LONDON, MERTON, GREATER LONDON, SW19 1BS | £835,000 | 25/08/2022 | Terraced |
| 160 MERTON HIGH STREET, LONDON, MERTON, GREATER LONDON, SW19 1AZ | £175,000 | 05/08/2022 | Other |
| GROUND FLOOR, 158 MERTON HIGH STREET, LONDON, MERTON, GREATER LONDON, SW19 1AZ | £175,000 | 05/08/2022 | Other |
| 116 MERTON HIGH STREET, LONDON, MERTON, GREATER LONDON, SW19 1BD | £125,000 | 12/07/2022 | Other |
| REAR OF 94 MERTON HIGH STREET, LONDON, MERTON, GREATER LONDON, SW19 1BD | £225,000 | 30/03/2022 | Other |
| [Same street] 19 HOTHAM ROAD, LONDON, MERTON, GREATER LONDON, SW19 1BS | £677,000 | 14/01/2022 | Terraced |
| 71 LEYTON ROAD, LONDON, MERTON, GREATER LONDON, SW19 1DJ | £22,000 | 22/11/2021 | Other |
| 21 GROUND FLOOR SHOP MERTON HIGH STREET, LONDON, MERTON, GREATER LONDON, SW19 1DF | £202,500 | 25/10/2021 | Other |

**Street average:** £673,400 (5 sales)
**Area average:** £334,944 (9 sales)

## Price vs local average

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

- **Local average:** £2,076,526 (25 Other, SW19, 2024–2026)
- **Deviation:** -66.3%

## 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).*

- **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, Merton High St, SW19 | £2,500/mo | 2 | 0.19 miles | OpenRent |
| 2 Bed Flat, Merton High Street, SW19 | £2,600/mo | 2 | 0.2 miles | OpenRent |
| 2 Bed Flat, Ryecroft House, SW19 | £3,250/mo | 2 | 0.23 miles | OpenRent |
| 2 Bed Flat, Merton Road, SW19 | £1,950/mo | 2 | 0.29 miles | OpenRent |
| 2 Bed Flat, Kingston Road, SW19 | £2,000/mo | 2 | 0.34 miles | OpenRent |
| 2 Bed Flat, Horatio House, SW19 | £2,200/mo | 2 | 0.36 miles | OpenRent |
| 2 Bed Maisonette, Runnymede, SW19 | £2,500/mo | 2 | 0.37 miles | OpenRent |
| 2 Bed Flat, University Road, SW19 | £1,995/mo | 2 | 0.46 miles | OpenRent |
| 2 Bed Semi-Detached House, Boyd Road, SW19 | £980/mo | 2 | 0.47 miles | OpenRent |

**Average rent: £2,219/mo (9 listings)**

## 1% Rule

- **Rent ratio:** 0.31% (weak for cashflow)
- **Max investor price (0.8%):** £275,000
- **Target investor price (1%):** £220,000

*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 £2,200/mo).*

- **Gross yield:** 3.8%
- **Cost-to-rent:** 26.5×
- **Monthly cashflow:** £-801/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -4.7%

*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:** -61.5%
- **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)

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Property details

Tenure

FREEHOLD

Floor area

79 m²

Last sold

£668,000 Feb 2026

Local average

£2,076,526 (-66.3%)

Deprivation

Decile 6 (19,181 of 33,755)

Street crime

555 incidents within 1 mile (Apr 2026)

Key features

Two Double Bedrooms
Edwardian Terrace
Huge Extension Potential
Close To The Tube
Quiet Tree Lined Street
Near 80 Square Meters

Additional details

Garden: Yes

Description

A quintessential Edwardian mid terrace, brick fronted home, offering two double bedrooms and huge extension potential to the rear and in to the loft. The house is sold with no onward chain

Hotham Road is a popular and quiet road between Wimbledon and Colliers Wood. Both Wandle Park and Haydons Recreation Grounds are nearby, with Northern Line and Thames Link just a stone's throw away.

Tenure: Freehold
Council Tax Band: D

Information contained within this listing is for guidance only and should be checked and confirmed (prior to proceeding).

Listed by

Wimbledon

Dexters

Reference: 165334580

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

Price history

Event	Date	Price	% change
Sold	23/02/2026 (3 months ago)	£668,000	—

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
82 GROUND FLOOR FLAT MERTON HIGH STREET, LONDON, MERTON, GREATER LONDON, SW19 1BE	£500,000	06/12/2023	Other
25 NORMAN ROAD, LONDON, MERTON, GREATER LONDON, SW19 1BW	£775,000	17/11/2023	Other
Same street 28 HOTHAM ROAD, LONDON, MERTON, GREATER LONDON, SW19 1BS	£540,000	30/10/2023	Flat
Same street 43A HOTHAM ROAD, LONDON, MERTON, GREATER LONDON, SW19 1BS	£500,000	16/08/2023	Flat
Same street 39 HOTHAM ROAD, LONDON, MERTON, GREATER LONDON, SW19 1BS	£815,000	30/06/2023	Terraced
1 HOTHAM ROAD MEWS, LONDON, MERTON, GREATER LONDON, SW19 1FA	£815,000	09/12/2022	Other
Same street 33 HOTHAM ROAD, LONDON, MERTON, GREATER LONDON, SW19 1BS	£835,000	25/08/2022	Terraced
160 MERTON HIGH STREET, LONDON, MERTON, GREATER LONDON, SW19 1AZ	£175,000	05/08/2022	Other
GROUND FLOOR, 158 MERTON HIGH STREET, LONDON, MERTON, GREATER LONDON, SW19 1AZ	£175,000	05/08/2022	Other
116 MERTON HIGH STREET, LONDON, MERTON, GREATER LONDON, SW19 1BD	£125,000	12/07/2022	Other
REAR OF 94 MERTON HIGH STREET, LONDON, MERTON, GREATER LONDON, SW19 1BD	£225,000	30/03/2022	Other
Same street 19 HOTHAM ROAD, LONDON, MERTON, GREATER LONDON, SW19 1BS	£677,000	14/01/2022	Terraced
71 LEYTON ROAD, LONDON, MERTON, GREATER LONDON, SW19 1DJ	£22,000	22/11/2021	Other
21 GROUND FLOOR SHOP MERTON HIGH STREET, LONDON, MERTON, GREATER LONDON, SW19 1DF	£202,500	25/10/2021	Other

Street average: £673,400 (5 sales)

Area average: £334,944 (9 sales)

Capital growth trend

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

5y growth -61.5%

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: £972/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SW19 1BS

Nearby

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

Type	Name	Distance
Bus stop	Haydons Road / Merton High Street	0.1 miles
Bus stop	Abbey Road	0.1 miles
Shop	Marc Charles Carpets	0.1 miles
Shop	Lathu Food & Wine	0.1 miles
Train station	South Wimbledon	0.3 miles
Train station	Colliers Wood	0.4 miles
Hospital	Chapel Orchard Day Surgery	1.2 miles
University	Horton Halls Reception	1.4 miles
Hospital	Queen Mary's Childrens' Hospital	2.6 miles
University	BIMM Institute London	4.4 miles

Street-level crime

Category	Count
Violence and sexual offences	136
Anti-social behaviour	107
Shoplifting	98
Public order	36
Other theft	34
Criminal damage and arson	33
Drugs	24
Vehicle crime	23
Burglary	20
Robbery	15
Bicycle theft	11
Theft from the person	10
Other crime	5
Possession of weapons	3
Total incidents	555

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
All Saints' CofE Primary School	Primary	0.2 miles	Good — 13 Nov 2010
Harris Academy Wimbledon	Secondary	0.2 miles	Outstanding — 5 Mar 2023
Merton Abbey Primary School	Primary	0.3 miles	Good — 13 Jun 2019
Singlegate Primary School	Primary	0.4 miles	Outstanding — 4 Mar 2024
Garfield Primary School	Primary	0.5 miles	Good — 16 Sep 2015

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, Merton High St, SW19	£2,500/mo	2	0.19 miles	OpenRent
2 Bed Flat, Merton High Street, SW19	£2,600/mo	2	0.2 miles	OpenRent
2 Bed Flat, Ryecroft House, SW19	£3,250/mo	2	0.23 miles	OpenRent
2 Bed Flat, Merton Road, SW19	£1,950/mo	2	0.29 miles	OpenRent
2 Bed Flat, Kingston Road, SW19	£2,000/mo	2	0.34 miles	OpenRent
2 Bed Flat, Horatio House, SW19	£2,200/mo	2	0.36 miles	OpenRent
2 Bed Maisonette, Runnymede, SW19	£2,500/mo	2	0.37 miles	OpenRent
2 Bed Flat, University Road, SW19	£1,995/mo	2	0.46 miles	OpenRent
2 Bed Semi-Detached House, Boyd Road, SW19	£980/mo	2	0.47 miles	OpenRent

Average rent: £2,219/mo (9 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.31%

Max investor price (0.8%) £275,000

Target investor price (1%) £220,000

Gross yield 3.8%

Cost-to-rent ratio 26.5×

Monthly cashflow £-801/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -4.7%

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).