Semi-Detached

29 HOWBERRY ROAD

EDGWARE, HARROW, GREATER LONDON, HA8 6SS

£867,500

Location

Map view View on Google Maps View on OpenStreetMap Street View HA8 6SS

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Train station	Canons Park	0.2 miles
Bus stop	Canons Park Station	0.2 miles
Shop	The Launderette Dry Cleaning and Ironing Centre Of Stanmore	0.2 miles
University	Middlesex University	2.6 miles
Hospital	Watford General Hospital	5.3 miles

Property details

Tenure

Freehold

Property type

Semi-detached

Bedrooms

Bathrooms

Floor area

155 m²

EPC rating

Year built

England and Wales: 1950-1966

Last sold

£867,500 Jan 2026

Price per m²

£5,597/m²

Local average

£626,386 (37 sales)

Street crime

323 incidents within 1 mile (Apr 2026)

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 28/05/2025

Expiry date: 27/05/2035

Current heating cost: £1,269/year

Potential heating cost: £990/year

Est. upgrade cost to C: £11,500

Recommendations

Cavity wall insulation (£500 - £1,500)
Floor insulation (suspended floor) (£800 - £1,200)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	21/01/2026	£867,500	Semi-detached	—	£861,482 to March 2026	View transaction

Historic listings

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

Event	Date	Price
sold	01/01/2026	£867,500
listed	30/05/2025	£875,000

Photos · Open listing

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
17 HOWBERRY ROAD, EDGWARE, HARROW, GREATER LONDON, HA8 6SS	£817,500	13/01/2026	Semi-detached
318 WHITCHURCH LANE, EDGWARE, HARROW, GREATER LONDON, HA8 6QX	£670,000	28/07/2025	Semi-detached
61 HOWBERRY ROAD, EDGWARE, HARROW, GREATER LONDON, HA8 6TB	£716,000	25/07/2025	Semi-detached
115 CHEYNEYS AVENUE, EDGWARE, HARROW, GREATER LONDON, HA8 6SD	£620,000	07/12/2023	Semi-detached
148 CHEYNEYS AVENUE, EDGWARE, HARROW, GREATER LONDON, HA8 6SE	£710,000	19/10/2023	Semi-detached
80 CHEYNEYS AVENUE, EDGWARE, HARROW, GREATER LONDON, HA8 6SE	£800,000	17/08/2023	Semi-detached
128 CHEYNEYS AVENUE, EDGWARE, HARROW, GREATER LONDON, HA8 6SE	£535,000	26/07/2023	Semi-detached
82 HOWBERRY ROAD, EDGWARE, HARROW, GREATER LONDON, HA8 6SY	£677,500	28/06/2023	Semi-detached
104 HOWBERRY ROAD, EDGWARE, HARROW, GREATER LONDON, HA8 6SY	£930,000	15/11/2022	Semi-detached
4 LONGCROFTE ROAD, EDGWARE, HARROW, GREATER LONDON, HA8 6RP	£625,000	14/11/2022	Semi-detached
34 WATERSFIELD WAY, EDGWARE, HARROW, GREATER LONDON, HA8 6RZ	£915,000	26/08/2022	Semi-detached
30 CORNBURY ROAD, EDGWARE, HARROW, GREATER LONDON, HA8 6RT	£890,000	11/07/2022	Semi-detached
102 CHEYNEYS AVENUE, EDGWARE, HARROW, GREATER LONDON, HA8 6SE	£690,000	14/04/2022	Semi-detached
5 CLOYSTER WOOD, EDGWARE, HARROW, GREATER LONDON, HA8 6SB	£745,000	15/03/2022	Semi-detached
43 HOWBERRY ROAD, EDGWARE, HARROW, GREATER LONDON, HA8 6SS	£800,000	24/12/2021	Semi-detached
66 HOWBERRY ROAD, EDGWARE, HARROW, GREATER LONDON, HA8 6SY	£750,000	29/10/2021	Semi-detached
28 CHEYNEYS AVENUE, EDGWARE, HARROW, GREATER LONDON, HA8 6SF	£695,000	30/09/2021	Semi-detached
39 CHEYNEYS AVENUE, EDGWARE, HARROW, GREATER LONDON, HA8 6SD	£532,500	25/08/2021	Semi-detached
10 WYCHWOOD AVENUE, EDGWARE, HARROW, GREATER LONDON, HA8 6TH	£735,000	29/06/2021	Semi-detached
27 HOWBERRY CLOSE, EDGWARE, HARROW, GREATER LONDON, HA8 6TA	£660,000	25/06/2021	Semi-detached

Area average: £725,675 (20 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same bedrooms and property type.

Capital growth trend

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

5y growth 6.4%

10y growth 10%

House Price Index (HM Land Registry — official index, not sold-price averages): Harrow. Series: Semi-detached. As of March 2026.

1y (index) -0.3%

5y (index) 10.6%

10y (index) 23.4%

Rental Range

Estimated market rent for Harrow. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,580/mo

Realistic £1,755/mo

Optimistic £1,931/mo

Based on Local Authority from postcode lookup → Harrow.

LHA (30th percentile) floor for South West Herts: Apr 2025 – Mar 2026

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
Canons Drive, Edgware, HA8	£4,495/mo	4	0.48 miles	Rightmove

Average rent: £4,495/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.52%

Max investor price (0.8%) £561,875

Target investor price (1%) £449,500

Gross yield 6.2%

Cost-to-rent ratio 16.1×

Monthly cashflow £604/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 2.9%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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

Job (default Low)

Street-level crime

Category	Count
Anti-social behaviour	97
Violence and sexual offences	89
Vehicle crime	28
Shoplifting	20
Burglary	17
Other theft	15
Public order	12
Theft from the person	12
Criminal damage and arson	9
Drugs	9
Robbery	9
Other crime	3
Possession of weapons	2
Bicycle theft	1
Total incidents	323

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

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Whitchurch Primary School & Nursery	Primary	0.3 miles	Good — 6 Feb 2018
Avanti House School	Secondary	0.3 miles	Good — 22 Sep 2014
North London Collegiate School	Other	0.4 miles	— (No rating)
Stanburn Primary School	Primary	0.5 miles	Good — 12 Jan 2017
Woodlands School	Other	0.5 miles	Outstanding — 28 Jun 2013

FENSA

Window and door installation certificates found for this address.

Issued	Work completed	Windows	Doors
02/05/2006	11/04/2006	—	1
14/02/2003	20/01/2003	9	1

# 29 HOWBERRY ROAD, EDGWARE, HARROW, GREATER LONDON, HA8 6SS

## Property details

- Slug: `7777207` (address key hash: `7777207e3414a812b6fc1204ef283011fb9afc5c`)
- Postcode: HA8 6SS
- Transactions on record: 1

- Tenure: Freehold
- Property type: Semi-detached
- Bedrooms: 4
- Bathrooms: 2
- Floor area: 155 m²
- EPC rating: C
- Year built: England and Wales: 1950-1966
- Last sold: £867,500 Jan 2026
- Price per m²: £5,597/m²
- Local average: £626,386 (37 sales)
- Street crime: 323 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £867,500
- Date: 2026-01-21
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 27/05/2035
- **Current heating cost:** £1,269/year
- **Est. upgrade cost to C:** £11,500

### Recommendations
- B (£500 - £1,500)
- W1 (£800 - £1,200)
- 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/0835-8825-4500-0328-0222)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-21 | £867,500 | Semi-detached | — | £861,482 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/49e87c32-306d-591c-e063-4704a8c00c31) |

*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 |
|---------|-------|------|------|
| 29 HOWBERRY ROAD, EDGWARE, HARROW, GREATER LONDON, HA8 6SS | £867,500 | 21/01/2026 | Semi-detached |

## Historic listings

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

- Matched listing: [162635813](http://87.117.209.195:8080/listings/5d33f50)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £867,500 |
| listed | 2025-05-30 | £875,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 17 HOWBERRY ROAD, EDGWARE, HARROW, GREATER LONDON, HA8 6SS | £817,500 | 13/01/2026 | Semi-detached |
| 318 WHITCHURCH LANE, EDGWARE, HARROW, GREATER LONDON, HA8 6QX | £670,000 | 28/07/2025 | Semi-detached |
| 61 HOWBERRY ROAD, EDGWARE, HARROW, GREATER LONDON, HA8 6TB | £716,000 | 25/07/2025 | Semi-detached |
| 115 CHEYNEYS AVENUE, EDGWARE, HARROW, GREATER LONDON, HA8 6SD | £620,000 | 07/12/2023 | Semi-detached |
| 148 CHEYNEYS AVENUE, EDGWARE, HARROW, GREATER LONDON, HA8 6SE | £710,000 | 19/10/2023 | Semi-detached |
| 80 CHEYNEYS AVENUE, EDGWARE, HARROW, GREATER LONDON, HA8 6SE | £800,000 | 17/08/2023 | Semi-detached |
| 128 CHEYNEYS AVENUE, EDGWARE, HARROW, GREATER LONDON, HA8 6SE | £535,000 | 26/07/2023 | Semi-detached |
| 82 HOWBERRY ROAD, EDGWARE, HARROW, GREATER LONDON, HA8 6SY | £677,500 | 28/06/2023 | Semi-detached |
| 104 HOWBERRY ROAD, EDGWARE, HARROW, GREATER LONDON, HA8 6SY | £930,000 | 15/11/2022 | Semi-detached |
| 4 LONGCROFTE ROAD, EDGWARE, HARROW, GREATER LONDON, HA8 6RP | £625,000 | 14/11/2022 | Semi-detached |
| 34 WATERSFIELD WAY, EDGWARE, HARROW, GREATER LONDON, HA8 6RZ | £915,000 | 26/08/2022 | Semi-detached |
| 30 CORNBURY ROAD, EDGWARE, HARROW, GREATER LONDON, HA8 6RT | £890,000 | 11/07/2022 | Semi-detached |
| 102 CHEYNEYS AVENUE, EDGWARE, HARROW, GREATER LONDON, HA8 6SE | £690,000 | 14/04/2022 | Semi-detached |
| 5 CLOYSTER WOOD, EDGWARE, HARROW, GREATER LONDON, HA8 6SB | £745,000 | 15/03/2022 | Semi-detached |
| 43 HOWBERRY ROAD, EDGWARE, HARROW, GREATER LONDON, HA8 6SS | £800,000 | 24/12/2021 | Semi-detached |
| 66 HOWBERRY ROAD, EDGWARE, HARROW, GREATER LONDON, HA8 6SY | £750,000 | 29/10/2021 | Semi-detached |
| 28 CHEYNEYS AVENUE, EDGWARE, HARROW, GREATER LONDON, HA8 6SF | £695,000 | 30/09/2021 | Semi-detached |
| 39 CHEYNEYS AVENUE, EDGWARE, HARROW, GREATER LONDON, HA8 6SD | £532,500 | 25/08/2021 | Semi-detached |
| 10 WYCHWOOD AVENUE, EDGWARE, HARROW, GREATER LONDON, HA8 6TH | £735,000 | 29/06/2021 | Semi-detached |
| 27 HOWBERRY CLOSE, EDGWARE, HARROW, GREATER LONDON, HA8 6TA | £660,000 | 25/06/2021 | Semi-detached |

**Area average:** £725,675 (20 sales)

## Capital growth trend

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

- **5y growth:** 6.4%
- **10y growth:** 10%

## House Price Index (HM Land Registry)

*Official index for Harrow; Semi-detached series; as of March 2026.*

- **1y growth (index):** -0.3%
- **5y growth (index):** 10.6%
- **10y growth (index):** 23.4%

## Rental Range

*ONS Price Index of Private Rents (Harrow). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,580/mo
- **Realistic:** £1,755/mo
- **Optimistic:** £1,931/mo

## LHA (Local Housing Allowance)

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

## 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 |
|------|------|------|------|------|
| [Canons Drive, Edgware, HA8](http://87.117.209.195:8080/listings/8e5d78e) | £4,495/mo | 4 | 0.48 miles | Rightmove |

**Average rent: £4,495/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.52% (weak for cashflow)
- **Max investor price (0.8%):** £561,875
- **Target investor price (1%):** £449,500

*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 £4,495/mo).*

- **Gross yield:** 6.2%
- **Cost-to-rent:** 16.1×
- **Monthly cashflow:** £604/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 2.9%

*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:** Job (default Low)

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

## Street-level crime

| Category | Count |
|----------|-------|
| Anti-social behaviour | 97 |
| Violence and sexual offences | 89 |
| Vehicle crime | 28 |
| Shoplifting | 20 |
| Burglary | 17 |
| Other theft | 15 |
| Public order | 12 |
| Theft from the person | 12 |
| Criminal damage and arson | 9 |
| Drugs | 9 |
| Robbery | 9 |
| Other crime | 3 |
| Possession of weapons | 2 |
| Bicycle theft | 1 |
| **Total incidents** | **323** |

*Within 1 mile during Apr 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 |
|------|------|----------|--------|
| Whitchurch Primary School & Nursery | Primary | 0.3 miles | Good — 6 Feb 2018 |
| Avanti House School | Secondary | 0.3 miles | Good — 22 Sep 2014 |
| North London Collegiate School | Other | 0.4 miles | — (No rating) |
| Stanburn Primary School | Primary | 0.5 miles | Good — 12 Jan 2017 |
| Woodlands School | Other | 0.5 miles | Outstanding — 28 Jun 2013 |

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #3696334
- **Address:** 29 Howberry Road, EDGWARE, HA8 6SS
- **Certificate Issued:** 02/05/2006
- **Work Completed:** 11/04/2006
- **Items:** 1 door(s)

### FENSA Certificate #431250
- **Address:** 29 Howberry Road, EDGWARE, HA8 6SS
- **Certificate Issued:** 14/02/2003
- **Work Completed:** 20/01/2003
- **Items:** 9 window(s), 1 door(s)