Sold STC Semi-detached

2 KINGSWAY CRESCENT

HARROW, GREATER LONDON HA2 6BG

3 beds 1 baths 1,335 sq ft Listed 23 Nov 2018 (-2768d)

£625,000

Guide Price

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# 3 bedroom semi-detached house for sale (HA2 6BG)

## Property Details

| Key | Value |
|-----|-------|
| Address | 2 KINGSWAY CRESCENT, HARROW, GREATER LONDON HA2 6BG |
| Price | £625,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 124 m² |
| Last sold | £605,000 Apr 2019 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** B
- **Expiry date:** 22/10/2028

### Recommendations
- A (350)
- A2 (1,500)
- B (1,500)
- Q (14,000)
- W1 (1,200)
- W2 (6,000)
- C (30)
- E (20)
- F (400)
- G (450)
- I (3,000)
- N (6,000)
- U (8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2178-6931-7220-6018-0994)

## Description

**** **** The property offers fantastic extension potential situated on a quiet road within a short walk of North Harrow Station which provides easy access to Central London and the Home Counties. Accommodation briefly comprises; large entrance hallway, front aspect lounge, dining room, breakfast room, kitchen, guest WC and lean too. Spacious landing leading to three excellent sized bedroom and a family bathroom with separate WC. Outside the property is situated on a large plot, with a substantial rear garden in excess of 120ft, garage own drive and the potential for a 6 car + off street parking. As stated the property is in need of modernization which is reflected in this realistic asking price. Chain free

** 	No** **Upper** **Chain** **	** ****

** 	Large** **three** **bedroom** **semi** **** ****

** 	In** **need** **of** **modernization** ****

** 	Chain** **free.** **** ****

## Property Photos

- ![Photo](/listings/photos/58332693/697652)
- ![Photo](/listings/photos/58332693/697653)
- ![Photo](/listings/photos/58332693/697654)
- ![Photo](/listings/photos/58332693/697655)
- ![Photo](/listings/photos/58332693/697656)
- ![Photo](/listings/photos/58332693/697657)
- ![Photo](/listings/photos/58332693/697658)
- ![Photo](/listings/photos/58332693/697659)
- ![Photo](/listings/photos/58332693/697660)
- ![Photo](/listings/photos/58332693/697661)
- ![Photo](/listings/photos/58332693/697662)

## Floorplans

- ![Floorplan 1](/listings/photos/58332693/697663) - Floorplan 1

## FENSA Certificates

This property has 3 FENSA certificate(s) on record.

### FENSA Certificate #10756671
- **Address:** 2 Kingsway Crescent, HARROW, HA2 6BG
- **Certificate Issued:** 19/01/2015
- **Work Completed:** 17/10/2014
- **Items:** 1 door(s)

### FENSA Certificate #9875512
- **Address:** 2 Kingsway Crescent, HARROW, HA2 6BG
- **Certificate Issued:** 28/10/2013
- **Work Completed:** 16/10/2013
- **Items:** 1 door(s)

### FENSA Certificate #14219775
- **Address:** 2 Kingsway Crescent, HARROW, HA2 6BG
- **Certificate Issued:** 27/09/2020
- **Work Completed:** 18/09/2020
- **Items:** 18 window(s), 5 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 2 KINGSWAY CRESCENT, HARROW, GREATER LONDON, HA2 6BG | £605,000 | 30/04/2019 | Semi-detached |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| [Same street] 16 KINGSWAY CRESCENT, HARROW, GREATER LONDON, HA2 6BG | £685,000 | 19/02/2025 | Semi-detached |
| [Same street] 26 KINGSWAY CRESCENT, HARROW, GREATER LONDON, HA2 6BG | £779,950 | 04/04/2024 | Semi-detached |
| 43 PARKSIDE WAY, HARROW, GREATER LONDON, HA2 6DE | £500,000 | 14/08/2023 | Semi-detached |
| 85 PARKSIDE WAY, HARROW, GREATER LONDON, HA2 6DB | £632,000 | 10/08/2023 | Semi-detached |
| [Same street] 18 KINGSWAY CRESCENT, HARROW, GREATER LONDON, HA2 6BG | £735,000 | 22/06/2023 | Semi-detached |
| 86 CANTERBURY ROAD, HARROW, GREATER LONDON, HA1 4PB | £547,000 | 24/03/2023 | Semi-detached |
| 115 CANTERBURY ROAD, HARROW, GREATER LONDON, HA1 4PA | £574,000 | 20/12/2022 | Semi-detached |
| 115 CANTERBURY ROAD, HARROW, GREATER LONDON, HA1 4PA | £522,000 | 27/09/2022 | Semi-detached |
| 73 LONGLEY ROAD, HARROW, GREATER LONDON, HA1 4TQ | £706,500 | 23/09/2022 | Semi-detached |
| 9 HILLFIELD CLOSE, HARROW, GREATER LONDON, HA2 6AZ | £705,000 | 23/09/2022 | Semi-detached |
| 74 HIDE ROAD, HARROW, GREATER LONDON, HA1 4SE | £640,000 | 23/08/2022 | Semi-detached |
| 74 WOODBERRY AVENUE, HARROW, GREATER LONDON, HA2 6AX | £735,000 | 20/06/2022 | Semi-detached |
| 85 WOODBERRY AVENUE, HARROW, GREATER LONDON, HA2 6AY | £695,000 | 03/05/2022 | Semi-detached |
| 121 PARKSIDE WAY, HARROW, GREATER LONDON, HA2 6DB | £642,000 | 11/04/2022 | Semi-detached |
| 82 HIDE ROAD, HARROW, GREATER LONDON, HA1 4SE | £610,000 | 15/03/2022 | Semi-detached |
| 90 LONGLEY ROAD, HARROW, GREATER LONDON, HA1 4TQ | £665,000 | 01/03/2022 | Semi-detached |
| 111 PARKSIDE WAY, HARROW, GREATER LONDON, HA2 6DB | £720,000 | 18/02/2022 | Semi-detached |
| 5 HILLFIELD CLOSE, HARROW, GREATER LONDON, HA2 6AZ | £685,000 | 31/01/2022 | Semi-detached |
| 45 PARKSIDE WAY, HARROW, GREATER LONDON, HA2 6DE | £677,000 | 14/12/2021 | Semi-detached |
| 42 PINNER VIEW, HARROW, GREATER LONDON, HA1 4QD | £630,000 | 02/11/2021 | Semi-detached |
| 93 WOODBERRY AVENUE, HARROW, GREATER LONDON, HA2 6AY | £715,000 | 30/09/2021 | Semi-detached |
| 114 PINNER VIEW, HARROW, GREATER LONDON, HA1 4RL | £705,000 | 15/09/2021 | Semi-detached |
| 90 WOODBERRY AVENUE, HARROW, GREATER LONDON, HA2 6AX | £730,000 | 25/08/2021 | Semi-detached |

**Street average:** £733,317 (3 sales)
**Area average:** £651,775 (20 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £587,832 (36 Semi-detached, HA2, 2024–2026)
- **Deviation:** +6.3%

## 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).*

- **LHA floor (this property size):** £1,496/mo

## 1% Rule

- **Rent ratio:** 0.28% (weak for cashflow)
- **Max investor price (0.8%):** £219,375
- **Target investor price (1%):** £175,500

*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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £5,040/m²

## Capital growth trend

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

- **5y growth:** 1.4%
- **10y growth:** -1.2%

## 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%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

124 m²

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£605,000 Apr 2019

Price per m²

£5,040/m²

Local average

£587,832 (+6.3%)

Deprivation

Decile 9 (29,382 of 33,755)

Street crime

652 incidents within 1 mile (Apr 2026)

Key features

LARGE THREE BEDROOM SEMI
GARAGE OWN DRIVE
1442SQ.FT
GREAT LOCATION
IN NEED OF MODERNISATION
CHAIN FREE
LARGE GARDEN
LOTS OF OFF STREET PARKING

Additional details

Parking: Garage, Yes, Off street
Garden: Yes

Description

** The property offers fantastic extension potential situated on a quiet road within a short walk of North Harrow Station which provides easy access to Central London and the Home Counties. Accommodation briefly comprises; large entrance hallway, front aspect lounge, dining room, breakfast room, kitchen, guest WC and lean too. Spacious landing leading to three excellent sized bedroom and a family bathroom with separate WC. Outside the property is situated on a large plot, with a substantial rear garden in excess of 120ft, garage own drive and the potential for a 6 car + off street parking. As stated the property is in need of modernization which is reflected in this realistic asking price. Chain free

No Upper Chain

Large three bedroom semi

In need of modernization

Chain free. **

Listed by

Pinner

Andrew Pearce

Reference: 58332693

EPC Rating & Upgrade Cost

Current rating: E

Potential rating: B

Inspection date: 23/10/2018

Expiry date: 22/10/2028

EPC E or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Increase loft insulation to 270 mm (350)
Flat roof or sloping ceiling insulation (1,500)
Cavity wall insulation (1,500)
50 mm internal or external wall insulation (14,000)
Floor insulation (suspended floor) (1,200)
Floor insulation (solid floor) (6,000)
Increase hot water cylinder insulation (30)
Low energy lighting for all fixed outlets (20)
Hot water cylinder thermostat (400)
Upgrade heating controls (450)
Replace boiler with new condensing boiler (3,000)
Solar water heating (6,000)
Solar photovoltaic panels, 2.5 kWp (8,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

FENSA Certificates

This property has 3 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #10756671

Property Details

Street: 2 Kingsway Crescent

Town: HARROW

Postcode: HA2 6BG

Installation Details

Items: 1 door

Certificate Issued: 19/01/2015

Work Completed: 17/10/2014

This certificate data was retrieved from FENSA's database

FENSA Certificate #9875512

Property Details

Street: 2 Kingsway Crescent

Town: HARROW

Postcode: HA2 6BG

Installation Details

Items: 1 door

Certificate Issued: 28/10/2013

Work Completed: 16/10/2013

This certificate data was retrieved from FENSA's database

FENSA Certificate #14219775

Property Details

Street: 2 Kingsway Crescent

Town: HARROW

Postcode: HA2 6BG

Installation Details

Items: 18 windows and 5 doors

Certificate Issued: 27/09/2020

Work Completed: 18/09/2020

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

Event	Date	Price	% change
Sold	30/04/2019 (7 years ago)	£605,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

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

Address	Price	Date	Type
Same street 16 KINGSWAY CRESCENT, HARROW, GREATER LONDON, HA2 6BG	£685,000	19/02/2025	Semi-detached
Same street 26 KINGSWAY CRESCENT, HARROW, GREATER LONDON, HA2 6BG	£779,950	04/04/2024	Semi-detached
43 PARKSIDE WAY, HARROW, GREATER LONDON, HA2 6DE	£500,000	14/08/2023	Semi-detached
85 PARKSIDE WAY, HARROW, GREATER LONDON, HA2 6DB	£632,000	10/08/2023	Semi-detached
Same street 18 KINGSWAY CRESCENT, HARROW, GREATER LONDON, HA2 6BG	£735,000	22/06/2023	Semi-detached
86 CANTERBURY ROAD, HARROW, GREATER LONDON, HA1 4PB	£547,000	24/03/2023	Semi-detached
115 CANTERBURY ROAD, HARROW, GREATER LONDON, HA1 4PA	£574,000	20/12/2022	Semi-detached
115 CANTERBURY ROAD, HARROW, GREATER LONDON, HA1 4PA	£522,000	27/09/2022	Semi-detached
73 LONGLEY ROAD, HARROW, GREATER LONDON, HA1 4TQ	£706,500	23/09/2022	Semi-detached
9 HILLFIELD CLOSE, HARROW, GREATER LONDON, HA2 6AZ	£705,000	23/09/2022	Semi-detached
74 HIDE ROAD, HARROW, GREATER LONDON, HA1 4SE	£640,000	23/08/2022	Semi-detached
74 WOODBERRY AVENUE, HARROW, GREATER LONDON, HA2 6AX	£735,000	20/06/2022	Semi-detached
85 WOODBERRY AVENUE, HARROW, GREATER LONDON, HA2 6AY	£695,000	03/05/2022	Semi-detached
121 PARKSIDE WAY, HARROW, GREATER LONDON, HA2 6DB	£642,000	11/04/2022	Semi-detached
82 HIDE ROAD, HARROW, GREATER LONDON, HA1 4SE	£610,000	15/03/2022	Semi-detached
90 LONGLEY ROAD, HARROW, GREATER LONDON, HA1 4TQ	£665,000	01/03/2022	Semi-detached
111 PARKSIDE WAY, HARROW, GREATER LONDON, HA2 6DB	£720,000	18/02/2022	Semi-detached
5 HILLFIELD CLOSE, HARROW, GREATER LONDON, HA2 6AZ	£685,000	31/01/2022	Semi-detached
45 PARKSIDE WAY, HARROW, GREATER LONDON, HA2 6DE	£677,000	14/12/2021	Semi-detached
42 PINNER VIEW, HARROW, GREATER LONDON, HA1 4QD	£630,000	02/11/2021	Semi-detached
93 WOODBERRY AVENUE, HARROW, GREATER LONDON, HA2 6AY	£715,000	30/09/2021	Semi-detached
114 PINNER VIEW, HARROW, GREATER LONDON, HA1 4RL	£705,000	15/09/2021	Semi-detached
90 WOODBERRY AVENUE, HARROW, GREATER LONDON, HA2 6AX	£730,000	25/08/2021	Semi-detached

Street average: £733,317 (3 sales)

Area average: £651,775 (20 sales)

Capital growth trend

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

5y growth 1.4%

10y growth -1.2%

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: £1,496/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View HA2 6BG

Nearby

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

Type	Name	Distance
Shop	Millennium Fire Protection	0.2 miles
Bus stop	Kingsfield Avenue	0.2 miles
Shop	Londis	0.3 miles
Train station	North Harrow	0.5 miles
Train station	West Harrow	0.6 miles
Hospital	Watford General Hospital	4.7 miles
University	Middlesex University	4.8 miles
University	Flood Hazard Research Centre	4.8 miles
Hospital	Hounslow Medical Centre	8.3 miles

Street-level crime

Category	Count
Violence and sexual offences	166
Anti-social behaviour	154
Shoplifting	86
Theft from the person	48
Vehicle crime	41
Other theft	34
Criminal damage and arson	30
Public order	28
Drugs	22
Robbery	18
Burglary	16
Bicycle theft	4
Other crime	3
Possession of weapons	2
Total incidents	652

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
Nower Hill High School	Secondary	0.5 miles	Outstanding — 25 Jan 2024
Marlborough Primary School	Primary	0.6 miles	Good — 13 Nov 2023
Vaughan Primary School	Primary	0.6 miles	Outstanding — 11 Feb 2019
Pinner Park Primary School	Primary	0.6 miles	Good — 30 Apr 2024
Norbury School	Primary	0.7 miles	Good — 12 Nov 2012

Rental Comparables

Rental listings exist nearby, but none matched the 3-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.28%

Max investor price (0.8%) £219,375

Target investor price (1%) £175,500

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).