Terraced

12 WILLOW GROVE

HARROGATE, NORTH YORKSHIRE, HG1 4HP

£215,000

Location

Map view View on Google Maps View on OpenStreetMap Street View HG1 4HP

Nearby

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

Type	Name	Distance
Shop	Biltons Local	0.1 miles
Bus stop	Hall Lane	0.2 miles
Train station	Harrogate	1.1 miles
Hospital	Harrogate District Hospital	1.1 miles

Property details

Tenure

Freehold

Property type

Terraced

Bedrooms

Bathrooms

Floor area

59 m²

EPC rating

Year built

England and Wales: before 1900

Last sold

£215,000 Feb 2026

Price per m²

£3,644/m²

Local average

£268,783 (61 sales)

Street crime

151 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 22/10/2025

Expiry date: 21/10/2035

Current heating cost: £767/year

Potential heating cost: £513/year

Est. upgrade cost to C: £25,750

Recommendations

50 mm internal or external wall insulation (£7,500 - £11,000)
Floor insulation (suspended floor) (£5,000 - £10,000)
Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	20/02/2026	£215,000	Terraced	—	£213,260 to April 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	£215,000
listed	24/10/2025	£215,000
sold	01/01/2022	£205,000
sold	01/01/2000	£51,000
sold	01/01/1998	£42,750

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
93 KING EDWARDS DRIVE, HARROGATE, NORTH YORKSHIRE, HG1 4HB	£250,000	15/12/2025	Terraced
38 WILLOW GROVE, HARROGATE, NORTH YORKSHIRE, HG1 4HP	£142,500	05/12/2025	Terraced
72 BUTLER ROAD, HARROGATE, NORTH YORKSHIRE, HG1 4PF	£196,500	28/11/2025	Terraced
83 ALBERT ROAD, HARROGATE, NORTH YORKSHIRE, HG1 4HT	£67,500	21/11/2025	Terraced
23 ALBERT ROAD, HARROGATE, NORTH YORKSHIRE, HG1 4HX	£216,000	21/11/2025	Terraced
16 WILLOW GROVE, HARROGATE, NORTH YORKSHIRE, HG1 4HP	£215,000	13/11/2025	Terraced
110 KING EDWARDS DRIVE, HARROGATE, NORTH YORKSHIRE, HG1 4HW	£80,000	09/09/2025	Terraced
75 ALBERT ROAD, HARROGATE, NORTH YORKSHIRE, HG1 4HX	£239,050	05/06/2025	Terraced
39 BURKE STREET, HARROGATE, NORTH YORKSHIRE, HG1 4NR	£192,500	09/05/2025	Terraced
38 BUTLER ROAD, HARROGATE, NORTH YORKSHIRE, HG1 4PF	£181,500	13/03/2025	Terraced
29 CAVENDISH STREET, HARROGATE, NORTH YORKSHIRE, HG1 4NT	£248,000	04/03/2025	Terraced
41 BURKE STREET, HARROGATE, NORTH YORKSHIRE, HG1 4NR	£190,000	28/02/2025	Terraced
12 CAVENDISH STREET, HARROGATE, NORTH YORKSHIRE, HG1 4NT	£239,000	20/12/2023	Terraced
18 ALBANY ROAD, HARROGATE, NORTH YORKSHIRE, HG1 4NS	£277,500	05/12/2023	Terraced
31 ALBERT ROAD, HARROGATE, NORTH YORKSHIRE, HG1 4HX	£170,000	16/11/2023	Terraced
79 KING EDWARDS DRIVE, HARROGATE, NORTH YORKSHIRE, HG1 4HB	£247,500	10/11/2023	Terraced
87 ALBERT ROAD, HARROGATE, NORTH YORKSHIRE, HG1 4HT	£240,000	10/11/2023	Terraced
3 WILLOW GROVE, HARROGATE, NORTH YORKSHIRE, HG1 4HP	£205,000	10/11/2023	Terraced
22 WILLOW GROVE, HARROGATE, NORTH YORKSHIRE, HG1 4HP	£220,000	03/11/2023	Terraced
113 ALBERT ROAD, HARROGATE, NORTH YORKSHIRE, HG1 4HT	£272,000	12/10/2023	Terraced

Area average: £204,478 (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 -13.5%

10y growth -5.5%

House Price Index (HM Land Registry — official index, not sold-price averages): Yorkshire and The Humber. Series: Terraced. As of April 2026.

1y (index) 9.1%

5y (index) 24.1%

10y (index) 51.3%

Rental Range

Estimated market rent for Yorkshire and The Humber. Low = conservative, Realistic = average, Optimistic = best case.

Low £770/mo

Realistic £856/mo

Optimistic £942/mo

Based on Region from postcode lookup → Yorkshire and The Humber.

LHA (30th percentile) floor for Harrogate: 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
2 Bed Terraced House, Willow Grove, HG1	£950/mo	2	0.02 miles	OpenRent
2 Bed Flat, Grove Road, HG1	£1,495/mo	2	0.64 miles	OpenRent
2 Bed Flat, Frankiln Road, HG1	£795/mo	2	0.8 miles	OpenRent
2 Bed Flat, Springfield Court, HG1	£1,550/mo	2	0.85 miles	OpenRent

Average rent: £1,198/mo (4 listings)

Rent-driven metrics

Based on OpenRent comparables.

This street 6.0% gross yield avg £189,700 sale, £950/mo rent

Rent ratio 0.57%

Max investor price (0.8%) £152,875

Target investor price (1%) £122,300

Gross yield 6.8%

Cost-to-rent ratio 14.7×

Monthly cashflow £229/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 4.4%

This street — Gross yield for this street only (Land Registry sales + rental comparables, same postcode + street).
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

Not in Flood Risk Area (no data)

Street-level crime

Category	Count
Violence and sexual offences	53
Anti-social behaviour	40
Criminal damage and arson	14
Public order	8
Shoplifting	8
Other theft	7
Burglary	6
Vehicle crime	5
Other crime	4
Drugs	2
Bicycle theft	1
Possession of weapons	1
Robbery	1
Theft from the person	1
Total incidents	151

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. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Richard Taylor Church of England Primary School	Primary	0.1 miles	Good — 22 Jan 2013
Harrogate, Bilton Grange Primary School	Primary	0.4 miles	Good — 21 Apr 2015
Springwell Harrogate	Other	0.5 miles	Good — 16 Jun 2022
Harrogate, Grove Road Community Primary School	Primary	0.6 miles	Good — 16 Oct 2014
St Robert's Catholic Primary School, A Voluntary Academy	Primary	0.6 miles	Good — 12 Dec 2023

FENSA

Window and door installation certificates found for this address.

Issued	Work completed	Windows	Doors
19/09/2003	19/06/2003	7	2

# 12 WILLOW GROVE, HARROGATE, NORTH YORKSHIRE, HG1 4HP

## Property details

- Slug: `77e0c89` (address key hash: `77e0c893e6a1b0b1e980dc240944714ae74bcc27`)
- Postcode: HG1 4HP
- Transactions on record: 1

- Tenure: Freehold
- Property type: Terraced
- Bedrooms: 2
- Bathrooms: 1
- Floor area: 59 m²
- EPC rating: C
- Year built: England and Wales: before 1900
- Last sold: £215,000 Feb 2026
- Price per m²: £3,644/m²
- Local average: £268,783 (61 sales)
- Street crime: 151 incidents within 1 mile (May 2026)

## Latest sale

- Price: £215,000
- Date: 2026-02-20
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 21/10/2035
- **Current heating cost:** £767/year
- **Est. upgrade cost to C:** £25,750

### Recommendations
- Q (£7,500 - £11,000)
- W1 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9835-6920-3509-0202-5222)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-20 | £215,000 | Terraced | — | £213,260 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-8e90-8922-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 |
|---------|-------|------|------|
| 12 WILLOW GROVE, HARROGATE, NORTH YORKSHIRE, HG1 4HP | £215,000 | 20/02/2026 | Terraced |

## Historic listings

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

- Matched listing: [168568910](http://87.117.209.195:8080/listings/2ac2b86)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £215,000 |
| listed | 2025-10-24 | £215,000 |
| sold | 2022-01-01 | £205,000 |
| sold | 2000-01-01 | £51,000 |
| sold | 1998-01-01 | £42,750 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 93 KING EDWARDS DRIVE, HARROGATE, NORTH YORKSHIRE, HG1 4HB | £250,000 | 15/12/2025 | Terraced |
| 38 WILLOW GROVE, HARROGATE, NORTH YORKSHIRE, HG1 4HP | £142,500 | 05/12/2025 | Terraced |
| 72 BUTLER ROAD, HARROGATE, NORTH YORKSHIRE, HG1 4PF | £196,500 | 28/11/2025 | Terraced |
| 83 ALBERT ROAD, HARROGATE, NORTH YORKSHIRE, HG1 4HT | £67,500 | 21/11/2025 | Terraced |
| 23 ALBERT ROAD, HARROGATE, NORTH YORKSHIRE, HG1 4HX | £216,000 | 21/11/2025 | Terraced |
| 16 WILLOW GROVE, HARROGATE, NORTH YORKSHIRE, HG1 4HP | £215,000 | 13/11/2025 | Terraced |
| 110 KING EDWARDS DRIVE, HARROGATE, NORTH YORKSHIRE, HG1 4HW | £80,000 | 09/09/2025 | Terraced |
| 75 ALBERT ROAD, HARROGATE, NORTH YORKSHIRE, HG1 4HX | £239,050 | 05/06/2025 | Terraced |
| 39 BURKE STREET, HARROGATE, NORTH YORKSHIRE, HG1 4NR | £192,500 | 09/05/2025 | Terraced |
| 38 BUTLER ROAD, HARROGATE, NORTH YORKSHIRE, HG1 4PF | £181,500 | 13/03/2025 | Terraced |
| 29 CAVENDISH STREET, HARROGATE, NORTH YORKSHIRE, HG1 4NT | £248,000 | 04/03/2025 | Terraced |
| 41 BURKE STREET, HARROGATE, NORTH YORKSHIRE, HG1 4NR | £190,000 | 28/02/2025 | Terraced |
| 12 CAVENDISH STREET, HARROGATE, NORTH YORKSHIRE, HG1 4NT | £239,000 | 20/12/2023 | Terraced |
| 18 ALBANY ROAD, HARROGATE, NORTH YORKSHIRE, HG1 4NS | £277,500 | 05/12/2023 | Terraced |
| 31 ALBERT ROAD, HARROGATE, NORTH YORKSHIRE, HG1 4HX | £170,000 | 16/11/2023 | Terraced |
| 79 KING EDWARDS DRIVE, HARROGATE, NORTH YORKSHIRE, HG1 4HB | £247,500 | 10/11/2023 | Terraced |
| 87 ALBERT ROAD, HARROGATE, NORTH YORKSHIRE, HG1 4HT | £240,000 | 10/11/2023 | Terraced |
| 3 WILLOW GROVE, HARROGATE, NORTH YORKSHIRE, HG1 4HP | £205,000 | 10/11/2023 | Terraced |
| 22 WILLOW GROVE, HARROGATE, NORTH YORKSHIRE, HG1 4HP | £220,000 | 03/11/2023 | Terraced |
| 113 ALBERT ROAD, HARROGATE, NORTH YORKSHIRE, HG1 4HT | £272,000 | 12/10/2023 | Terraced |

**Area average:** £204,478 (20 sales)

## Capital growth trend

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

- **5y growth:** -13.5%
- **10y growth:** -5.5%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 9.1%
- **5y growth (index):** 24.1%
- **10y growth (index):** 51.3%

## 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 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 |
|------|------|------|------|------|
| 2 Bed Terraced House, Willow Grove, HG1 | £950/mo | 2 | 0.02 miles | OpenRent |
| 2 Bed Flat, Grove Road, HG1 | £1,495/mo | 2 | 0.64 miles | OpenRent |
| 2 Bed Flat, Frankiln Road, HG1 | £795/mo | 2 | 0.8 miles | OpenRent |
| 2 Bed Flat, Springfield Court, HG1 | £1,550/mo | 2 | 0.85 miles | OpenRent |

**Average rent: £1,198/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.57% (weak for cashflow)
- **Max investor price (0.8%):** £152,875
- **Target investor price (1%):** £122,300

*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

- **This street:** 6.0% gross yield (avg £189,700 sale, £950/mo rent)
*Based on OpenRent comparables (median £1,223/mo).*

- **Gross yield:** 6.8%
- **Cost-to-rent:** 14.7×
- **Monthly cashflow:** £229/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 4.4%

*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 | 53 |
| Anti-social behaviour | 40 |
| Criminal damage and arson | 14 |
| Public order | 8 |
| Shoplifting | 8 |
| Other theft | 7 |
| Burglary | 6 |
| Vehicle crime | 5 |
| Other crime | 4 |
| Drugs | 2 |
| Bicycle theft | 1 |
| Possession of weapons | 1 |
| Robbery | 1 |
| Theft from the person | 1 |
| **Total incidents** | **151** |

*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 |
|------|------|----------|--------|
| Richard Taylor Church of England Primary School | Primary | 0.1 miles | Good — 22 Jan 2013 |
| Harrogate, Bilton Grange Primary School | Primary | 0.4 miles | Good — 21 Apr 2015 |
| Springwell Harrogate | Other | 0.5 miles | Good — 16 Jun 2022 |
| Harrogate, Grove Road Community Primary School | Primary | 0.6 miles | Good — 16 Oct 2014 |
| St Robert's Catholic Primary School, A Voluntary Academy | Primary | 0.6 miles | Good — 12 Dec 2023 |

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #966016
- **Address:** 12 Willow Grove, HARROGATE, HG1 4HP
- **Certificate Issued:** 19/09/2003
- **Work Completed:** 19/06/2003
- **Items:** 7 window(s), 2 door(s)