# 2 THOMAS DRIVE, KILLINGHALL, HARROGATE, NORTH YORKSHIRE, HG3 2FA

## Property details

- Slug: `37727e6` (address key hash: `37727e64e080231ad863d88808038f0559d35a6a`)
- Postcode: HG3 2FA
- Transactions on record: 1

- Tenure: Freehold
- Property type: Detached
- Bedrooms: 3
- Bathrooms: 2
- Floor area: 75 m²
- EPC rating: B
- Last sold: £318,000 Mar 2026
- Price per m²: £4,240/m²
- Local average: £651,185 (51 sales)
- Street crime: 8 incidents within 1 mile (May 2026)

## Latest sale

- Price: £318,000
- Date: 2026-03-16
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** A
- **Expiry date:** 28/04/2031
- **Current heating cost:** £265/year
- **Est. upgrade cost to C:** £9,500

### Recommendations
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0573-3051-8142-2129-3011)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-16 | £318,000 | Detached | — | £318,898 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-8da8-8922-e063-4804a8c094d0) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 2 THOMAS DRIVE, KILLINGHALL, HARROGATE, NORTH YORKSHIRE, HG3 2FA | £318,000 | 16/03/2026 | Detached |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [167038535](http://87.117.209.195:8080/listings/b3b019e)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £318,000 |
| listed | 2025-09-16 | £325,000 |
| sold | 2022-01-01 | £320,000 |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 2 CROFTERS GREEN, KILLINGHALL, HARROGATE, NORTH YORKSHIRE, HG3 2GY | £585,000 | 19/12/2025 | Detached |
| 19 SPRUISTY GREEN, KILLINGHALL, HARROGATE, NORTH YORKSHIRE, HG3 2FG | £422,500 | 19/12/2025 | Detached |
| 77 CAUTLEY DRIVE, KILLINGHALL, HARROGATE, NORTH YORKSHIRE, HG3 2DJ | £345,000 | 12/12/2025 | Detached |
| 18 THOMAS DRIVE, KILLINGHALL, HARROGATE, NORTH YORKSHIRE, HG3 2FA | £318,000 | 25/11/2025 | Detached |
| 3 HEATHER COURT, KILLINGHALL, HARROGATE, NORTH YORKSHIRE, HG3 2DA | £499,999 | 01/08/2025 | Detached |
| 3 HEATHER COURT, KILLINGHALL, HARROGATE, NORTH YORKSHIRE, HG3 2DA | £499,999 | 01/08/2025 | Detached |
| 1 CAUTLEY DRIVE, KILLINGHALL, HARROGATE, NORTH YORKSHIRE, HG3 2DJ | £600,000 | 18/08/2023 | Detached |
| 30 CASTLE ROAD, KILLINGHALL, HARROGATE, NORTH YORKSHIRE, HG3 2DU | £325,500 | 04/08/2023 | Detached |
| 11 SPRUISTY GREEN, KILLINGHALL, HARROGATE, NORTH YORKSHIRE, HG3 2FG | £707,500 | 12/05/2023 | Detached |
| 1 BILBERRY CLOSE, KILLINGHALL, HARROGATE, NORTH YORKSHIRE, HG3 2DB | £429,950 | 20/12/2022 | Detached |
| 3 BILBERRY CLOSE, KILLINGHALL, HARROGATE, NORTH YORKSHIRE, HG3 2DB | £570,000 | 20/12/2022 | Detached |
| 1 SPRUISTY GREEN, KILLINGHALL, HARROGATE, NORTH YORKSHIRE, HG3 2FG | £910,000 | 15/12/2022 | Detached |
| 8 THOMAS DRIVE, KILLINGHALL, HARROGATE, NORTH YORKSHIRE, HG3 2FA | £357,000 | 02/12/2022 | Detached |
| 21 NIDD CROFT, KILLINGHALL, HARROGATE, NORTH YORKSHIRE, HG3 2FD | £499,995 | 21/10/2022 | Detached |
| 27 NIDD CROFT, KILLINGHALL, HARROGATE, NORTH YORKSHIRE, HG3 2FD | £512,995 | 05/10/2022 | Detached |
| 23 NIDD CROFT, KILLINGHALL, HARROGATE, NORTH YORKSHIRE, HG3 2FD | £578,995 | 04/10/2022 | Detached |
| 16 CAUTLEY DRIVE, KILLINGHALL, HARROGATE, NORTH YORKSHIRE, HG3 2DJ | £450,000 | 08/09/2022 | Detached |
| 19 RIPON ROAD, KILLINGHALL, HARROGATE, NORTH YORKSHIRE, HG3 2DG | £1,080,000 | 01/09/2022 | Detached |
| 25 NIDD CROFT, KILLINGHALL, HARROGATE, NORTH YORKSHIRE, HG3 2FD | £578,995 | 31/08/2022 | Detached |
| 20 THOMAS DRIVE, KILLINGHALL, HARROGATE, NORTH YORKSHIRE, HG3 2FA | £495,000 | 20/07/2022 | Detached |

**Area average:** £538,321 (20 sales)

## Capital growth trend

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

- **5y growth:** 13.2%
- **10y growth:** 23%

## House Price Index (HM Land Registry)

*Official index for Yorkshire and The Humber; Detached series; as of April 2026.*

- **1y growth (index):** 4.9%
- **5y growth (index):** 21.9%
- **10y growth (index):** 46.9%

## Rental Range

*ONS Price Index of Private Rents (Yorkshire and The Humber). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £770/mo
- **Realistic:** £856/mo
- **Optimistic:** £942/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Harrogate (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets in the area (all bedroom counts shown — none matched the 3-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Terraced House, Ripon Road, HG3 | £995/mo | 2 | 0.07 miles | OpenRent |
| 2 Bed Terraced House, Otley Road, HG3 | £900/mo | 2 | 0.1 miles | OpenRent |
| 2 Bed Terraced House, Ripon Road, HG3 | £1,150/mo | 2 | 0.11 miles | OpenRent |
| 2 Bed Terraced House, Lincoln Grove, HG3 | £950/mo | 2 | 1.22 miles | OpenRent |

**Average rent: £999/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.31% (weak for cashflow)
- **Max investor price (0.8%):** £121,625
- **Target investor price (1%):** £97,300

*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 £973/mo).*

- **Gross yield:** 3.7%
- **Cost-to-rent:** 27.2×
- **Monthly cashflow:** £-402/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -5.2%

*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).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Violence and sexual offences | 3 |
| Anti-social behaviour | 2 |
| Burglary | 1 |
| Drugs | 1 |
| Other crime | 1 |
| **Total incidents** | **8** |

*Within 1 mile during May 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Killinghall Church of England Primary School | Primary | 0.3 miles | Good — 21 Nov 2022 |
| Saltergate Community Junior School | Primary | 1.1 miles | Good — 21 Sep 2022 |
| Saltergate Infant School | Primary | 1.1 miles | Good — 19 Feb 2015 |
| New Park Primary Academy | Primary | 1.2 miles | Good — 9 Oct 2018 |
| Ripley Endowed Church of England School | Primary | 1.3 miles | Good — 8 May 2023 |