# 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 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 01/02/2033
- **Current heating cost:** £486/year
- **Est. upgrade cost to C:** £24,400

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- N (£4,000 - £6,000)
- O (£3,300 - £6,500)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0030-2072-5824-2307-7095)

## 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 |
| GROUND FLOOR, 158 MERTON HIGH STREET, LONDON, MERTON, GREATER LONDON, SW19 1AZ | £175,000 | 05/08/2022 | Other |
| 160 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, Kingston Road, SW19 | £2,000/mo | 2 | 0.34 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 |

**Average rent: £2,165/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.29% (weak for cashflow)
- **Max investor price (0.8%):** £250,000
- **Target investor price (1%):** £200,000

*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 £2,000/mo).*

- **Gross yield:** 3.4%
- **Cost-to-rent:** 29.2×
- **Monthly cashflow:** £-981/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -5.8%

*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).*

## Price per Square Metre

- **£/m²:** £8,860/m²

## Capital growth trend

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

- **5y growth:** -49.9%
- **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)