13 Boundary Road, Merton, London, SW19 2AW

13 Boundary Road is a mid-terrace house in Merton, London, London (SW19 2AW). It has a recorded floor area of 111 m² (around 1195 sq ft), construction records dating it to 1930-1949 and council tax band C. At 111 m² this is the 38th smallest of 39 units on EPC record in the building, where floor areas span 50–144 m². The building's EPC ratings span E to C, with this unit at the top. On EPC score it ranks first in the building (78 versus a worst of 52). The latest certificate (June 2025) shows a C (score 78), near the top of the C band. When first surveyed in November 2021 the rating was E, the property has climbed 2 bands since. Between certificates, wall efficiency went from Very Poor to Poor, roof efficiency went from Very Poor to Good and hot-water efficiency went from Average to Good. The recommended improvements would push it to B (score 82).

Sale prices here have outpaced London HPI: 7.2% per year against 0% for the wider region. Today's modelled estimate of £549,000 sits 81.5% above the 2022 sale of £302,500. On a £-per-square-foot basis, the last sale (£253/sq ft) was about 20.1% below the postcode norm. At 111 m² the property is well over the postcode median (59 m² across 38 EPCs), placing it in the larger end of the local stock. One planning record on file: an extension approved in 2024. Past consents include an extension and a loft conversion, meaningful when judging how the property has evolved. Most recent transfer: January 2022 at £302,500. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.