Sold STC Semi-detached

26 KINGSWAY CRESCENT

HARROW, GREATER LONDON HA2 6BG

5 beds 1 baths 1,636 sq ft Listed 17 Jul 2023 (-1069d)

£779,950

Guide Price

Reduced on 26 Sep 2023

Save

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

## Property Details

| Key | Value |
|-----|-------|
| Address | 26 KINGSWAY CRESCENT, HARROW, GREATER LONDON HA2 6BG |
| Price | £779,950 |
| Bedrooms | 5 |
| Bathrooms | 1 |
| Council tax | TBC |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 152 m² |
| Last sold | £779,950 Apr 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** C
- **Expiry date:** 23/08/2032
- **Est. upgrade cost to C:** £21,945

### Recommendations
- A (£100 - £350)
- A2 (£850 - £1,500)
- B (£500 - £1,500)
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- E (£45)
- 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/0412-4728-1120-0494-2226)

## Description

A well-appointed five bedroom, extended family home situated within easy reach of local amenities, schools and transport links.

The ground floor comprises an entrance hallway with two useful store/cloak cupboards. There is a front aspect lounge with a large bay window, a large sitting / dining room with patio doors opening out the garden, and a spacious kitchen with and adjoining breakfast room. The kitchen features a variety of fitted units with an integrated hob & oven, integrated fridge freezer, and ample space for a small dining table or additional storage space if required.

To the first floor there are five good-size bedrooms with two benefiting from fitted wardrobes, a three-piece family bathroom and an additional, separate WC.

Externally this family home boasts a beautifully presented rear garden that that is laid to lawn with a patio area. To the front there is a driveway providing off-street parking and a garage.

Situated off Parkside Way, this property is just a short walk from North Harrows amenities with Pinner, Hatch End and Rayners Lane all easily accessible. For commuters, nearby North Harrow train station provides a frequent service into London via the Metropolitan Line, with the Overground available to Headstone Lane and Hatch End stations. The area is well served by primary and secondary schooling, children's parks/playgrounds and recreational facilities.

Tenure: Freehold

Local Authority: London Borough of Harrow

Council Tax: Band F

Energy Efficiency Rating: Band E

## Property Photos

- ![Photo](/listings/photos/137492639/697574)
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- ![Photo](/listings/photos/137492639/697588)

## Floorplans

- ![Floorplan 1](/listings/photos/137492639/697589) - Floorplan 1

## EPC Graphs

- ![EPC](/listings/photos/137492639/697591) - EPC

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 26 KINGSWAY CRESCENT, HARROW, GREATER LONDON, HA2 6BG | £779,950 | 04/04/2024 | 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 |
| 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 |
| 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 |
| 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 |
| 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 |
| 2 PARKSIDE WAY, HARROW, GREATER LONDON, HA2 6BX | £600,000 | 25/01/2022 | Semi-detached |
| 96 PARKSIDE WAY, HARROW, GREATER LONDON, HA2 6DG | £720,000 | 23/12/2021 | Semi-detached |
| 45 PARKSIDE WAY, HARROW, GREATER LONDON, HA2 6DE | £677,000 | 14/12/2021 | 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 |
| 80 WOODBERRY AVENUE, HARROW, GREATER LONDON, HA2 6AX | £600,000 | 30/06/2021 | Semi-detached |

**Street average:** £710,000 (2 sales)
**Area average:** £653,000 (19 sales)

## Price vs local average

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

- **Local average:** £587,832 (36 Semi-detached, HA2, 2024–2026)
- **Deviation:** +32.7%

## 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):** £1,995/mo

## 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 |
|------|------|------|------|------|
| 5 Bed Semi-Detached House, Salisbury Road, HA1 | £3,500/mo | 5 | 0.44 miles | OpenRent |

**Average rent: £3,500/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.45% (weak for cashflow)
- **Max investor price (0.8%):** £437,500
- **Target investor price (1%):** £350,000

*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 £3,500/mo).*

- **Gross yield:** 5.4%
- **Cost-to-rent:** 18.6×
- **Monthly cashflow:** £53/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.3%

*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).*

## Price per Square Metre

- **£/m²:** £5,131/m²

## Capital growth trend

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

- **5y growth:** -0.6%
- **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

152 m²

Council tax band

TBC

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£779,950 Apr 2024

Price per m²

£5,131/m²

Local average

£587,832 (+32.7%)

Deprivation

Decile 9 (29,382 of 33,755)

Street crime

574 incidents within 1 mile (Apr 2026)

Key features

Entrance Hallway
Three Reception Rooms
Kitchen
Five Bedrooms
Family Bathroom
Additional WC
Attractive Rear Garden
Off-Street Parking
Garage

Additional details

Parking: Yes
Garden: Yes

Description

A well-appointed five bedroom, extended family home situated within easy reach of local amenities, schools and transport links.

The ground floor comprises an entrance hallway with two useful store/cloak cupboards. There is a front aspect lounge with a large bay window, a large sitting / dining room with patio doors opening out the garden, and a spacious kitchen with and adjoining breakfast room. The kitchen features a variety of fitted units with an integrated hob & oven, integrated fridge freezer, and ample space for a small dining table or additional storage space if required.

To the first floor there are five good-size bedrooms with two benefiting from fitted wardrobes, a three-piece family bathroom and an additional, separate WC.

Externally this family home boasts a beautifully presented rear garden that that is laid to lawn with a patio area. To the front there is a driveway providing off-street parking and a garage.

Situated off Parkside Way, this property is just a short walk from North Harrows amenities with Pinner, Hatch End and Rayners Lane all easily accessible. For commuters, nearby North Harrow train station provides a frequent service into London via the Metropolitan Line, with the Overground available to Headstone Lane and Hatch End stations. The area is well served by primary and secondary schooling, children's parks/playgrounds and recreational facilities.

Tenure: Freehold
Local Authority: London Borough of Harrow
Council Tax: Band F
Energy Efficiency Rating: Band E

Listed by

Pinner

Robsons

Reference: 137492639

EPC Rating & Upgrade Cost

Current rating: E

Potential rating: C

Inspection date: 24/08/2022

Expiry date: 23/08/2032

Est. upgrade cost to C: £21,945

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

Recommendations

Increase loft insulation to 270 mm (£100 - £350)
Flat roof or sloping ceiling insulation (£850 - £1,500)
Cavity wall insulation (£500 - £1,500)
50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)
Low energy lighting for all fixed outlets (£45)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC

Price history

Event	Date	Price	% change
Sold	04/04/2024 (2 years ago)	£779,950	—

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
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
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
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
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
2 PARKSIDE WAY, HARROW, GREATER LONDON, HA2 6BX	£600,000	25/01/2022	Semi-detached
96 PARKSIDE WAY, HARROW, GREATER LONDON, HA2 6DG	£720,000	23/12/2021	Semi-detached
45 PARKSIDE WAY, HARROW, GREATER LONDON, HA2 6DE	£677,000	14/12/2021	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
80 WOODBERRY AVENUE, HARROW, GREATER LONDON, HA2 6AX	£600,000	30/06/2021	Semi-detached

Street average: £710,000 (2 sales)

Area average: £653,000 (19 sales)

Capital growth trend

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

5y growth -0.6%

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: £1,995/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
Bus stop	Kingsfield Avenue	0.2 miles
Shop	Millennium Fire Protection	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	4.9 miles
University	Flood Hazard Research Centre	4.9 miles
Hospital	Hounslow Medical Centre	8.3 miles

Street-level crime

Category	Count
Violence and sexual offences	143
Anti-social behaviour	135
Shoplifting	82
Theft from the person	40
Vehicle crime	38
Other theft	29
Criminal damage and arson	27
Public order	24
Drugs	20
Robbery	16
Burglary	14
Bicycle theft	3
Other crime	2
Possession of weapons	1
Total incidents	574

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
Pinner Park Primary School	Primary	0.6 miles	Good — 30 Apr 2024
Vaughan Primary School	Primary	0.6 miles	Outstanding — 11 Feb 2019
Norbury School	Primary	0.7 miles	Good — 12 Nov 2012

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
5 Bed Semi-Detached House, Salisbury Road, HA1	£3,500/mo	5	0.44 miles	OpenRent

Average rent: £3,500/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.45%

Max investor price (0.8%) £437,500

Target investor price (1%) £350,000

Gross yield 5.4%

Cost-to-rent ratio 18.6×

Monthly cashflow £53/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 0.3%

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).