Sold Semi-detached

85 CARLYON AVENUE

HARROW, GREATER LONDON HA2 8SN

3 beds Listed 18 Nov 2010 (-5736d)

£265,000

Save

# 3 bedroom semi-detached house for sale (HA2 8SN)

## Property Details

| Key | Value |
|-----|-------|
| Address | 85 CARLYON AVENUE, HARROW, GREATER LONDON HA2 8SN |
| Price | £265,000 |
| Bedrooms | 3 |
| Last sold | £249,950 May 2011 |

## Description

Entrance HallPart glazed front door with stained glass, stairs to first floor landing, two understairs cupboards, radiator.

Lounge4.67m(15'4'') into bay x 3.53m(11'7'')

Stained glass bay window to front aspect, radiator, tiled fireplace with wood surround.

Dining Room3.96m(13'0'') x 3.35m(11'0'')

Double glazed door leading out to rear garden, radiator, tiled fireplace with wood surround.

Kitchen3.05m(10'0'') x 2.06m(6'9'')

Wall mounted gas central heating boiler, sink unit, gas cooker point, double glazed door leading out to rear garden.

LandingStained glass side aspect window, access to loft space.

Bedroom One4.83m(15'10'') into bay x 3.48m(11'5'')

Stained glass bay window to front aspect, radiator, tiled fire place.

Bedroom Two3.45m(11'4'') x 3.38m(11'1'')

Window to rear aspect, radiator.

Bedroom Three2.13m(7'0'') x 1.98m(6'6'')

Oriel bay window to front aspect, radiator.

BathroomPanel enclosed bath with mixer taps, wall mounted wash basin, part tiled walls, airing cupboard housing hot water tank, frosted window.

WcHigh level W.C., frosted window.

Rear GardenLawn area.

Garage SpaceVia shared driveway and subject to the usual consents.

We have prepared these sales particulars with information supplied to us by the Vendor.  All details including planning permission / building regulation approval should be verified by your Solicitor / Surveyor prior to making an offer to purchase.  These particulars are a general guide and should not be relied upon.  They are not intended to constitute part of an offer or contract.  No structural survey or testing of the services or appliances has been undertaken by Rawlinson Gold.

## Property Photos

- ![Photo](/listings/photos/28516894/1629619)

## EPC Graphs

- ![EPC 1](/listings/photos/28516894/1629620) - EPC 1

## FENSA Certificates

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

### FENSA Certificate #3571530
- **Address:** 85 Carlyon Avenue, HARROW, HA2 8SN
- **Certificate Issued:** 20/03/2006
- **Work Completed:** 09/02/2006
- **Items:** 1 window(s), 2 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 85 CARLYON AVENUE, HARROW, GREATER LONDON, HA2 8SN | £249,950 | 06/05/2011 | 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 |
|---------|-------|------|------|
| 88 ARUNDEL DRIVE, HARROW, GREATER LONDON, HA2 8PP | £630,000 | 01/12/2025 | Semi-detached |
| 161 ARUNDEL DRIVE, HARROW, GREATER LONDON, HA2 8PW | £585,000 | 14/11/2025 | Semi-detached |
| 86 ARUNDEL DRIVE, HARROW, GREATER LONDON, HA2 8PP | £460,000 | 27/10/2023 | Semi-detached |
| 253 EASTCOTE LANE, HARROW, GREATER LONDON, HA2 8RR | £620,000 | 26/06/2023 | Semi-detached |
| 313 EASTCOTE LANE, HARROW, GREATER LONDON, HA2 8RU | £621,000 | 17/04/2023 | Semi-detached |
| 27 CORFE AVENUE, HARROW, GREATER LONDON, HA2 8TA | £550,000 | 21/12/2022 | Semi-detached |
| 19 IVY CLOSE, HARROW, GREATER LONDON, HA2 8RX | £325,000 | 01/11/2022 | Semi-detached |
| 27 CORFE AVENUE, HARROW, GREATER LONDON, HA2 8TA | £411,523 | 31/05/2022 | Semi-detached |
| 114 WALTON AVENUE, HARROW, GREATER LONDON, HA2 8QX | £246,000 | 28/04/2022 | Semi-detached |
| 25 KENILWORTH AVENUE, HARROW, GREATER LONDON, HA2 8RZ | £437,500 | 21/03/2022 | Semi-detached |
| 352 EASTCOTE LANE, HARROW, GREATER LONDON, HA2 9AJ | £520,000 | 11/02/2022 | Semi-detached |
| 107 ARUNDEL DRIVE, HARROW, GREATER LONDON, HA2 8PW | £491,000 | 28/01/2022 | Semi-detached |
| 49 CARLYON AVENUE, HARROW, GREATER LONDON, HA2 8ST | £480,000 | 17/12/2021 | Semi-detached |
| 243 EASTCOTE LANE, HARROW, GREATER LONDON, HA2 8RR | £450,000 | 28/09/2021 | Semi-detached |

**Area average:** £487,645 (14 sales)

## Price vs local average

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

- **Local average:** £586,269 (37 Semi-detached, HA2, 2024–2026)
- **Deviation:** -54.8%

## Rental Range

*ONS Price Index of Private Rents (Harrow). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,589/mo
- **Realistic:** £1,766/mo
- **Optimistic:** £1,943/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

## 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 |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, Danemead Grove, UB5 | £2,600/mo | 3 | 0.55 miles | OpenRent |

**Average rent: £2,600/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.98% (okay)
- **Max investor price (0.8%):** £325,000
- **Target investor price (1%):** £260,000

*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 £2,600/mo).*

- **Gross yield:** 11.8%
- **Cost-to-rent:** 8.5×
- **Monthly cashflow:** £1,271/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 19.9%

*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).*

## Capital growth trend

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

- **5y growth:** 7.2%
- **10y growth:** 12.8%

## House Price Index (HM Land Registry)

*Official index for Harrow; Semi-detached series; as of April 2026.*

- **1y growth (index):** -0.5%
- **5y growth (index):** 9.2%
- **10y growth (index):** 21.7%

## 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

Last sold

£249,950 May 2011

Local average

£586,269 (-54.8%)

Deprivation

Decile 6 (18,389 of 33,755)

Street crime

398 incidents within 1 mile (May 2026)

Key features

Three Bedrrom Semi
Requiring Modernisation
Gas Central Heating
Shared Driveway
No Upper Chain
Two Reception Rooms

Additional details

Parking: Yes
Garden: Yes

Description

A three bedroom, two reception room semi detached house requiring modernisation and to be sold with the benefit of no upper chain. Situated in a popular residential location with easy access to schools and transport facillities this is an attractive family home. Features of the property include a gas central heating system, stained glass windows to front and side and a shared driveway with garage space (subject to the usual consents).
Entrance HallPart glazed front door with stained glass, stairs to first floor landing, two understairs cupboards, radiator.
Lounge4.67m(15'4'') into bay x 3.53m(11'7'')
Stained glass bay window to front aspect, radiator, tiled fireplace with wood surround.
Dining Room3.96m(13'0'') x 3.35m(11'0'')
Double glazed door leading out to rear garden, radiator, tiled fireplace with wood surround.
Kitchen3.05m(10'0'') x 2.06m(6'9'')
Wall mounted gas central heating boiler, sink unit, gas cooker point, double glazed door leading out to rear garden.
LandingStained glass side aspect window, access to loft space.
Bedroom One4.83m(15'10'') into bay x 3.48m(11'5'')
Stained glass bay window to front aspect, radiator, tiled fire place.
Bedroom Two3.45m(11'4'') x 3.38m(11'1'')
Window to rear aspect, radiator.
Bedroom Three2.13m(7'0'') x 1.98m(6'6'')
Oriel bay window to front aspect, radiator.
BathroomPanel enclosed bath with mixer taps, wall mounted wash basin, part tiled walls, airing cupboard housing hot water tank, frosted window.
WcHigh level W.C., frosted window.
Rear GardenLawn area.
Garage SpaceVia shared driveway and subject to the usual consents.
We have prepared these sales particulars with information supplied to us by the Vendor. All details including planning permission / building regulation approval should be verified by your Solicitor / Surveyor prior to making an offer to purchase. These particulars are a general guide and should not be relied upon. They are not intended to constitute part of an offer or contract. No structural survey or testing of the services or appliances has been undertaken by Rawlinson Gold.

Listed by

Harrow

Dexters

Reference: 28516894

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

EPC Graphs

EPC 1

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #3571530

Property Details

Street: 85 Carlyon Avenue

Town: HARROW

Postcode: HA2 8SN

Installation Details

Items: 1 window and 2 doors

Certificate Issued: 20/03/2006

Work Completed: 09/02/2006

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	06/05/2011 (15 years ago)	£249,950	—

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
88 ARUNDEL DRIVE, HARROW, GREATER LONDON, HA2 8PP	£630,000	01/12/2025	Semi-detached
161 ARUNDEL DRIVE, HARROW, GREATER LONDON, HA2 8PW	£585,000	14/11/2025	Semi-detached
86 ARUNDEL DRIVE, HARROW, GREATER LONDON, HA2 8PP	£460,000	27/10/2023	Semi-detached
253 EASTCOTE LANE, HARROW, GREATER LONDON, HA2 8RR	£620,000	26/06/2023	Semi-detached
313 EASTCOTE LANE, HARROW, GREATER LONDON, HA2 8RU	£621,000	17/04/2023	Semi-detached
27 CORFE AVENUE, HARROW, GREATER LONDON, HA2 8TA	£550,000	21/12/2022	Semi-detached
19 IVY CLOSE, HARROW, GREATER LONDON, HA2 8RX	£325,000	01/11/2022	Semi-detached
27 CORFE AVENUE, HARROW, GREATER LONDON, HA2 8TA	£411,523	31/05/2022	Semi-detached
114 WALTON AVENUE, HARROW, GREATER LONDON, HA2 8QX	£246,000	28/04/2022	Semi-detached
25 KENILWORTH AVENUE, HARROW, GREATER LONDON, HA2 8RZ	£437,500	21/03/2022	Semi-detached
352 EASTCOTE LANE, HARROW, GREATER LONDON, HA2 9AJ	£520,000	11/02/2022	Semi-detached
107 ARUNDEL DRIVE, HARROW, GREATER LONDON, HA2 8PW	£491,000	28/01/2022	Semi-detached
49 CARLYON AVENUE, HARROW, GREATER LONDON, HA2 8ST	£480,000	17/12/2021	Semi-detached
243 EASTCOTE LANE, HARROW, GREATER LONDON, HA2 8RR	£450,000	28/09/2021	Semi-detached

Area average: £487,645 (14 sales)

Capital growth trend

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

5y growth 7.2%

10y growth 12.8%

House Price Index (HM Land Registry — official index, not sold-price averages): Harrow. Series: Semi-detached. As of April 2026.

1y (index) -0.5%

5y (index) 9.2%

10y (index) 21.7%

Rental Range

Estimated market rent for Harrow. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,589/mo

Realistic £1,766/mo

Optimistic £1,943/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 8SN

Nearby

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

Type	Name	Distance
Shop	Mick's	0.1 miles
Shop	Carewell Laundrette	0.1 miles
Bus stop	Kings Road	0.1 miles
Train station	Northolt Park	0.6 miles
Train station	Northolt	0.8 miles
University	University of West London	4.3 miles
University	University of West London - Hellenic Institute Of Maritime Studies	4.3 miles
Hospital	Hounslow Medical Centre	6.3 miles
Hospital	Watford General Hospital	6.3 miles

Street-level crime

Category	Count
Violence and sexual offences	125
Anti-social behaviour	99
Vehicle crime	45
Other theft	29
Shoplifting	28
Public order	20
Robbery	18
Theft from the person	10
Burglary	9
Drugs	8
Other crime	3
Possession of weapons	3
Bicycle theft	1
Total incidents	398

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
Earlsmead Primary School	Primary	0.1 miles	Good — 11 Mar 2020
Rooks Heath School	Secondary	0.2 miles	Good — 6 May 2019
Heathland School	Primary	0.3 miles	Good — 13 Nov 2023
Alexandra School	Other	0.5 miles	Outstanding — 14 Apr 2016
Northolt High School	Secondary	0.6 miles	Good — 7 Sep 2015

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
3 Bed Semi-Detached House, Danemead Grove, UB5	£2,600/mo	3	0.55 miles	OpenRent

Average rent: £2,600/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.98%

Max investor price (0.8%) £325,000

Target investor price (1%) £260,000

Gross yield 11.8%

Cost-to-rent ratio 8.5×

Monthly cashflow £1,271/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 19.9%

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).