# 31 PANNAL ASH GROVE, HARROGATE, NORTH YORKSHIRE, HG2 0HY

## Property details

- Slug: `8e34045` (address key hash: `8e34045fa4fa0bf2976c3aac601878348df78e28`)
- Postcode: HG2 0HY
- Transactions on record: 1

- Tenure: Freehold
- Property type: Semi-detached
- Bedrooms: 3
- Bathrooms: 1
- Floor area: 106 m²
- EPC rating: D
- Year built: England and Wales: 1930-1949
- Last sold: £510,000 Feb 2026
- Price per m²: £4,811/m²
- Local average: £457,030 (48 sales)
- Street crime: 89 incidents within 1 mile (May 2026)

## Latest sale

- Price: £510,000
- Date: 2026-02-20
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 09/04/2029
- **Current heating cost:** £870/year
- **Est. upgrade cost to C:** £13,725

### Recommendations
- A (£100 - £350)
- B (£500 - £1,500)
- W1 (£800 - £1,200)
- N (£4,000 - £6,000)
- U (£5,000 - £8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0458-2870-6540-9791-9011)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-20 | £510,000 | Semi-detached | — | £506,308 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-8c7a-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 |
|---------|-------|------|------|
| 31 PANNAL ASH GROVE, HARROGATE, NORTH YORKSHIRE, HG2 0HY | £510,000 | 20/02/2026 | 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: [165366329](http://87.117.209.195:8080/listings/b1db0fd)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £510,000 |
| listed | 2025-08-05 | £500,000 |
| sold | 2020-01-01 | £416,500 |
| sold | 2007-01-01 | £265,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 40 HARLOW PARK CRESCENT, HARROGATE, NORTH YORKSHIRE, HG2 0AW | £505,000 | 26/01/2026 | Semi-detached |
| 30 HARLOW CRESCENT, HARROGATE, NORTH YORKSHIRE, HG2 0AJ | £291,000 | 26/01/2026 | Semi-detached |
| 15 HARLOW PARK ROAD, HARROGATE, NORTH YORKSHIRE, HG2 0AN | £350,000 | 07/11/2025 | Semi-detached |
| 93 OTLEY ROAD, HARROGATE, NORTH YORKSHIRE, HG2 0DU | £640,000 | 24/09/2025 | Semi-detached |
| 57 HARLOW CRESCENT, HARROGATE, NORTH YORKSHIRE, HG2 0AJ | £272,000 | 28/03/2025 | Semi-detached |
| 39 HARLOW AVENUE, HARROGATE, NORTH YORKSHIRE, HG2 0AS | £367,000 | 17/02/2025 | Semi-detached |
| 9 WHARFEDALE CRESCENT, HARROGATE, NORTH YORKSHIRE, HG2 0AX | £458,000 | 19/12/2023 | Semi-detached |
| 6 HARLOW PARK DRIVE, HARROGATE, NORTH YORKSHIRE, HG2 0AR | £337,000 | 10/11/2023 | Semi-detached |
| 13 PANNAL ASH CRESCENT, HARROGATE, NORTH YORKSHIRE, HG2 0HT | £586,000 | 03/11/2023 | Semi-detached |
| 24 HARLOW PARK CRESCENT, HARROGATE, NORTH YORKSHIRE, HG2 0AW | £295,000 | 04/10/2023 | Semi-detached |
| 99 OTLEY ROAD, HARROGATE, NORTH YORKSHIRE, HG2 0AG | £647,500 | 21/09/2023 | Semi-detached |
| 68 HARLOW CRESCENT, HARROGATE, NORTH YORKSHIRE, HG2 0AL | £327,500 | 24/07/2023 | Semi-detached |
| 73 HARLOW CRESCENT, HARROGATE, NORTH YORKSHIRE, HG2 0AL | £411,123 | 14/07/2023 | Semi-detached |
| 57 PANNAL ASH DRIVE, HARROGATE, NORTH YORKSHIRE, HG2 0HX | £425,000 | 14/07/2023 | Semi-detached |
| 33 WHARFEDALE AVENUE, HARROGATE, NORTH YORKSHIRE, HG2 0AU | £345,000 | 14/07/2023 | Semi-detached |
| 7 PANNAL ASH GROVE, HARROGATE, NORTH YORKSHIRE, HG2 0HY | £520,000 | 16/06/2023 | Semi-detached |
| 56 PANNAL ASH DRIVE, HARROGATE, NORTH YORKSHIRE, HG2 0HS | £510,000 | 05/05/2023 | Semi-detached |
| 38 HARLOW PARK ROAD, HARROGATE, NORTH YORKSHIRE, HG2 0AN | £445,000 | 10/03/2023 | Semi-detached |
| 32 HARLOW CRESCENT, HARROGATE, NORTH YORKSHIRE, HG2 0AJ | £282,000 | 02/03/2023 | Semi-detached |
| 3 HARLOW CRESCENT, HARROGATE, NORTH YORKSHIRE, HG2 0AP | £265,000 | 21/12/2022 | Semi-detached |

**Area average:** £413,956 (20 sales)

## Capital growth trend

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

- **5y growth:** 25.7%
- **10y growth:** 44.6%

## House Price Index (HM Land Registry)

*Official index for Yorkshire and The Humber; Semi-detached series; as of April 2026.*

- **1y growth (index):** 7.5%
- **5y growth (index):** 25.2%
- **10y growth (index):** 53.2%

## 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 Flat, Harlow Moor Drive, HG2 | £1,450/mo | 2 | 0.57 miles | OpenRent |
| 1 Bed Flat, Valley Drive, HG2 | £950/mo | 1 | 0.67 miles | OpenRent |
| 2 Bed Maisonette, Radcliffe Court, HG2 | £895/mo | 2 | 0.7 miles | OpenRent |
| 1 Bed Flat, St Marys Avenue, HG2 | £1,000/mo | 1 | 0.79 miles | OpenRent |

**Average rent: £1,074/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.19% (weak for cashflow)
- **Max investor price (0.8%):** £121,875
- **Target investor price (1%):** £97,500

*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 £975/mo).*

- **Gross yield:** 2.3%
- **Cost-to-rent:** 43.6×
- **Monthly cashflow:** £-1,156/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -9.4%

*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 | 25 |
| Anti-social behaviour | 23 |
| Shoplifting | 18 |
| Other theft | 9 |
| Criminal damage and arson | 6 |
| Public order | 4 |
| Vehicle crime | 2 |
| Burglary | 1 |
| Drugs | 1 |
| **Total incidents** | **89** |

*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 |
|------|------|----------|--------|
| Rossett Acre Primary School | Primary | 0.2 miles | Good — 21 Sep 2022 |
| Rossett School | Secondary | 0.3 miles | Requires improvement — 19 Jan 2023 |
| Harrogate Grammar School | Secondary | 0.3 miles | Outstanding — 8 May 2022 |
| Ashville College | Other | 0.5 miles | — (No rating) |
| Western Primary School | Primary | 0.7 miles | Outstanding — 25 Jun 2018 |

## FENSA Certificates

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

### FENSA Certificate #3241672
- **Address:** 31 Pannal Ash Grove, HARROGATE, HG2 0HY
- **Certificate Issued:** 28/11/2005
- **Work Completed:** 14/09/2005
- **Items:** 11 window(s)