Hassocks Road
Merton, Greater London, England
Reality check: At £451,995, this is a premium entry point. Strong 25% growth over 5 years supports the investment case.
Who Is This Street For?
Scored by profile based on what matters most to each group.
Strong case: liquid market (score 90), 25% 5-year growth.
Safety score of 30 is the main barrier. School proximity doesn't compensate for high crime.
How this is calculated
Safety 30%, Schools 30%, Environment 20%, Amenities 10%, Energy 10%
Decent connectivity, but walkability (45) could be better.
How this is calculated
Transport 35%, Walkability 30%, Amenities 25%, Market 10%
Strong case: liquid market (score 90), 25% 5-year growth.
How this is calculated
Liquidity 35%, Market 35%, Price trend bonus up to +30
Limited by safety (30), environment (35), service access (30). Not ideal for settled retirement.
How this is calculated
Safety 25%, Environment 25%, Amenities 20%, Energy 15%, Walkability 15%
At £451,995, this is likely out of reach for most first-time buyers.
How this is calculated
Affordability 40%, Transport 25%, Amenities 20%, Safety 15%
How Life Works Here
Hassocks Road is located in Merton, near London, Greater London. Crime rates are above average, with 197 incidents recorded in 12 months. Violence and sexual offences is the most frequent category. Violent offences make up 42% of reports. Some amenities are available nearby, though a car may be useful for regular errands like grocery shopping. Transport connections are strong, with rail and bus links nearby. The nearest stop (Rowan Crescent) is 216m away. The median property price is £451,995, with strong growth of 25% over five years. Based on 63 transactions recorded since 2014. The market is highly active with frequent sales. The local area has a moderate population, with a high proportion of rented accommodation, with larger households suggesting families. There are 12 schools within 2 km, 12 rated Good or Outstanding by Ofsted. 7 are rated Outstanding. Both primary and secondary options are available locally. The nearest school is just 441m away. Note that above-average crime in the area may offset the school accessibility for families. This street may particularly suit property investors. Market indicators suggest an upward trend. Overall, this street scores 55 out of 100 for liveability, slightly below the district average.
Score Breakdown
Each dimension scored 0-100 from open government data. Source listed under each bar.
police.uk crime data (12-month rolling)
OpenStreetMap amenities within 2km
DfT NaPTAN + TfL stops
DEFRA noise & air quality, OS green space
HM Land Registry price paid data
GIAS schools + Ofsted ratings
OSM footpath density + connectivity
EPC Register — awaiting public API access
Environment Agency flood zones
Property Market
Terraced | Freehold | Market: hot
Source: HM Land Registry Price Paid Data (Open Government Licence v3.0)
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Public Services Nearby
Public facilities within walking distance from Hassocks Road, with detailed information for each.
gyms & sports centres (2)
- Merton Saints BMX Club 914m · 11 min walk
- TeamSport Mitcham 1188m · 15 min walk
libraries (2)
- Pollards Hill Library 1336m · 17 min walk
- Mitcham Library 1774m · 22 min walk
parks & green spaces (3)
- Rowan Road Recreation Ground 437m · 6 min walk
- Oakleigh Way Recreation Ground 727m · 9 min walk
- Rowan Park informal recreation area 766m · 10 min walk
schools (5)
- Lonesome Primary School 827m · 10 min walk
- Beecholme Primary School 943m · 12 min walk
- Harris Primary Academy Merton 998m · 12 min walk
- Harris Academy Merton 1075m · 13 min walk
- William Morris Primary School 1259m · 16 min walk
Transport Links
Similar Streets
- Oxtoby Way — Merton55
- Byards Croft — Merton55
- Edgehill Road — Merton55
- Garden Avenue — Merton55
- Beecholme Avenue — Merton55
Data Transparency
View all data sources
- OS Open Roads — Crown copyright and database right
- HM Land Registry Price Paid Data — Crown copyright
- police.uk crime data — Open Government Licence v3.0
- OpenStreetMap — ODbL licence
- DfT NaPTAN — Open Government Licence v3.0
- GIAS schools data — Crown copyright
- Environment Agency flood data — OGL v3.0
- DEFRA noise and air quality — OGL v3.0
- ONS Census 2021 — Open Government Licence v3.0
All scores are computed from publicly available government and open data. No proprietary data is used. Scores reflect statistical patterns, not guarantees.