# 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:** 7.2%
- **10y growth:** 8.8%

## 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 in the area (all bedroom counts shown — none matched the 4-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Flat, Bletchley Court Hitchin Lane, HA7 | £1,900/mo | 2 | 0.21 miles | OpenRent |
| 1 Bed Flat, Whitchurch Lane, HA8 | £1,450/mo | 1 | 0.41 miles | OpenRent |

**Average rent: £1,675/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.19% (weak for cashflow)
- **Max investor price (0.8%):** £209,375
- **Target investor price (1%):** £167,500

*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 £1,675/mo).*

- **Gross yield:** 2.3%
- **Cost-to-rent:** 43.2×
- **Monthly cashflow:** £-1,934/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -9.2%

*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:** 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)