22, WOODHAYES ROAD, LONDON, SW19 4RF - £2,775,000

Based on the January 2025 Price Paid Data (released on 3rd March 2025), the December 2024 House Price Index (released on 19th February 2025), and the January 2025 Energy Performance of Buildings Data (released on 27th February 2025). Sources

22 WOODHAYES ROAD is a very large extended detached house of 283m², built sometime between 1930 and 1949, which could now be worth an estimated £2,828,806. It was last sold for £2,775,000 in January 2021, which was around 35% above the average January 2021 detached price in the Merton local authority area. The most recent EPC inspection was July 2014, where the current energy rating was D, and the potential energy rating was C.

22 WOODHAYES ROAD Sold Prices

Land registry data shows four sales for 22 WOODHAYES ROAD since 1^st January 1995. The below table shows the price paid for the four sales, along with the average detached price in the Merton local authority area for the corresponding sale date. Most of the four 22 WOODHAYES ROAD sales were for above the average price. The average price is sourced from the Office for National Statistics' House Price Index (HPI).

Date	Price	HPI Price	Variation from HPI
2021 6 JAN	£2,775,000	£2,059,860	35% above HPI
2013 25 JAN	£1,999,999	£1,242,390	61% above HPI
2004 6 AUG	£1,100,000	£819,736	34% above HPI
1998 30 APR	£205,000	£389,967	47% below HPI

22 WOODHAYES ROAD Price Paid vs. HPI Average

The below graph shows the average detached house price in the Merton local authority area over time, sourced from the HPI. The four 22 WOODHAYES ROAD sales between April 1998 and January 2021 have been plotted on the graph. A line has been extrapolated to show what the value of the property might have been over time, following each sale, had it maintained the same margin above or below the HPI (as a percentage). For example, the January 2013 sale was for 61% above the HPI. So the extrapolation line tracks at 61% above the HPI over time, until the January 2021 sale, where it falls to 35% above the HPI. The line then continues to track at 35% above the HPI.

What might 22 WOODHAYES ROAD be worth now?

22 WOODHAYES ROAD might now be worth an estimated £2,828,806.

This is based on house price inflation of 1.9%, between January 2021 and December 2024, for detached houses, in the Merton local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 1.9% inflationary increase is applied to the most recent sale price for 22 WOODHAYES ROAD of £2,775,000 on 6th January 2021. For the value to have increased from £2,775,000 to £2,828,806 over the two years and one month to December 2024, the following assumptions must hold true:

• The value of 22 WOODHAYES ROAD has moved in line with the HPI for detached houses in the Merton local authority area.
• The January 2021 sale price of £2,775,000 represented a fair market value for the property.
• The size, condition, and specification of 22 WOODHAYES ROAD has not materially changed since January 2021.

How Large is 22 WOODHAYES ROAD?

22 WOODHAYES ROAD is 283m², which includes three extensions, according to the EPC inspection conducted in July 2014. This puts it in the largest 20% of detached houses houses in London, based on EPC data. The below chart shows the distribution of detached houses houses by size in London, and where 22 WOODHAYES ROAD lies on this distribution: 89% of detached houses houses are smaller than 22 WOODHAYES ROAD, and 10% of houses are larger. Note that EPC data is not available for all properties in London.

22 WOODHAYES ROAD: Plot and Title Map

22 WOODHAYES ROAD sits on a plot of roughly 0.177 of an acre, or 718m². The below map shows the location of 22 WOODHAYES ROAD, an approximate outline of the building(s), and the indicative extent of the property. The plot extent is a Land Registry INSPIRE Index Polygon, and it is important to note that a title may include more than one polygon, whereas only one polygon is shown on the map (the polygon which intersects with the position of 22 WOODHAYES ROAD). The full extent of the land contained in any registered title can only be identified from the individual title plan. The maps on this page should not be relied upon to establish the extent of a title.

Where is 22 WOODHAYES ROAD?

22 WOODHAYES ROAD is located in LONDON, in the SW19 postcode district. The below map shows the position of No. 22 on WOODHAYES ROAD.