# 2 bedroom flat for sale (HA1 1GY) ## Property Details | Key | Value | |-----|-------| | Address | FLAT 85 BRYANT APARTMENTS, PERCEVAL SQUARE, COLLEGE ROAD, HARROW, GREATER LONDON HA1 1GY | | Price | £450,000 | | Bedrooms | 2 | | Bathrooms | 2 | | Council tax | D | | Floor area | 72 m² | | Last sold | £460,000 Jun 2019 | ## EPC Rating & Upgrade Cost - **Current rating:** B - **Potential rating:** B - **Expiry date:** 13/11/2028 - **Current heating cost:** £125/year [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9268-3814-7391-9498-4085) ## Description A wonderful 10th floor 2 bedroom 2 bathroom flat boasting an open plan living space with fitted kitchen, access to private balcony and ensuite to main bedroom. Perceval Square, a modern development in the heart of the town centre, moments from Harrow-on-the-Hill Station for Metropolitan line and National Rail services. Close to St Ann's and St George's shopping centres, cafés, restaurants and local amenities. Please use the reference CHPK4891691 when contacting Foxtons. ## Property Photos - ![Photo](/listings/photos/91045050/1923380) - ![Photo](/listings/photos/91045050/1923381) - ![Photo](/listings/photos/91045050/1923382) - ![Photo](/listings/photos/91045050/1923383) - ![Photo](/listings/photos/91045050/1923384) - ![Photo](/listings/photos/91045050/1923385) - ![Photo](/listings/photos/91045050/1923386) - ![Photo](/listings/photos/91045050/1923387) - ![Photo](/listings/photos/91045050/1923388) - ![Photo](/listings/photos/91045050/1923389) - ![Photo](/listings/photos/91045050/1923390) - ![Photo](/listings/photos/91045050/1923391) - ![Photo](/listings/photos/91045050/1923392) - ![Photo](/listings/photos/91045050/1994549) - ![Photo](/listings/photos/91045050/1994550) - ![Photo](/listings/photos/91045050/1994551) - ![Photo](/listings/photos/91045050/1994552) - ![Photo](/listings/photos/91045050/1994553) - ![Photo](/listings/photos/91045050/1994554) - ![Photo](/listings/photos/91045050/1994555) - ![Photo](/listings/photos/91045050/1994556) - ![Photo](/listings/photos/91045050/1994557) - ![Photo](/listings/photos/91045050/1994558) - ![Photo](/listings/photos/91045050/1994559) - ![Photo](/listings/photos/91045050/1994560) - ![Photo](/listings/photos/91045050/1994561) ## Floorplans - ![Floorplan area for info only, not for £/sq. ft valuation](/listings/photos/91045050/1923393) - Floorplan area for info only, not for £/sq. ft valuation ## EPC Graphs - ![EER](/listings/photos/91045050/1923394) - EER ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | PERCEVAL SQUARE FLAT 85 BRYANT APARTMENTS COLLEGE ROAD, HARROW, GREATER LONDON, HA1 1GY | £460,000 | 14/06/2019 | Flat | ## 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] BRYANT APARTMENTS FLAT 106 PERCEVAL SQUARE, HARROW, GREATER LONDON, HA1 1GY | £364,000 | 31/03/2025 | Flat | | [Same street] BRYANT APARTMENTS FLAT 113 PERCEVAL SQUARE, HARROW, GREATER LONDON, HA1 1GY | £392,000 | 02/07/2024 | Flat | | [Same street] BRYANT APARTMENTS FLAT 119 PERCEVAL SQUARE, HARROW, GREATER LONDON, HA1 1GY | £540,000 | 19/06/2024 | Flat | | BRYANT APARTMENTS FLAT 28 PERCEVAL SQUARE, HARROW, GREATER LONDON, HA1 1GX | £345,000 | 30/04/2024 | Flat | | BRYANT APARTMENTS FLAT 32 PERCEVAL SQUARE, HARROW, GREATER LONDON, HA1 1GX | £340,000 | 15/12/2023 | Flat | | HARTLEY APARTMENTS FLAT 79 PERCEVAL SQUARE, HARROW, GREATER LONDON, HA1 1ER | £365,000 | 13/09/2023 | Flat | | [Same street] BRYANT APARTMENTS FLAT 105 PERCEVAL SQUARE, HARROW, GREATER LONDON, HA1 1GY | £330,000 | 08/09/2023 | Flat | | BRYANT APARTMENTS FLAT 44 PERCEVAL SQUARE, HARROW, GREATER LONDON, HA1 1GX | £490,000 | 25/08/2023 | Flat | | [Same street] BRYANT APARTMENTS FLAT 94 PERCEVAL SQUARE, HARROW, GREATER LONDON, HA1 1GY | £470,000 | 09/05/2023 | Flat | | [Same street] BRYANT APARTMENTS FLAT 74 PERCEVAL SQUARE, HARROW, GREATER LONDON, HA1 1GY | £339,000 | 10/03/2023 | Flat | | [Same street] BRYANT APARTMENTS FLAT 127 PERCEVAL SQUARE, HARROW, GREATER LONDON, HA1 1GY | £362,500 | 10/02/2023 | Flat | | PEARSON APARTMENTS FLAT 41 PERCEVAL SQUARE, HARROW, GREATER LONDON, HA1 1GU | £335,000 | 20/12/2022 | Flat | | BRYANT APARTMENTS FLAT 40 PERCEVAL SQUARE, HARROW, GREATER LONDON, HA1 1GX | £495,000 | 26/10/2022 | Flat | | HARTLEY APARTMENTS FLAT 85 PERCEVAL SQUARE, HARROW, GREATER LONDON, HA1 1ER | £575,000 | 07/10/2022 | Flat | | [Same street] BRYANT APARTMENTS FLAT 110 PERCEVAL SQUARE, HARROW, GREATER LONDON, HA1 1GY | £468,000 | 03/08/2022 | Flat | | PEARSON APARTMENTS FLAT 48 PERCEVAL SQUARE, HARROW, GREATER LONDON, HA1 1GU | £112,500 | 02/08/2022 | Flat | | BOND APARTMENTS FLAT 34 PERCEVAL SQUARE, HARROW, GREATER LONDON, HA1 1GW | £476,000 | 30/06/2022 | Flat | | [Same street] BRYANT APARTMENTS FLAT 100 PERCEVAL SQUARE, HARROW, GREATER LONDON, HA1 1GY | £365,000 | 12/02/2022 | Other | | BOND APARTMENTS FLAT 46 PERCEVAL SQUARE, HARROW, GREATER LONDON, HA1 1GW | £544,500 | 22/12/2021 | Flat | | BOND APARTMENTS FLAT 20 PERCEVAL SQUARE, HARROW, GREATER LONDON, HA1 1GW | £352,000 | 22/12/2021 | Flat | **Street average:** £403,389 (9 sales) **Area average:** £402,727 (11 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £320,736 (50 Flat, HA1, 2024–2026) - **Deviation:** +40.3% ## Rental Range *ONS Price Index of Private Rents (Harrow). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,596/mo - **Realistic:** £1,773/mo - **Optimistic:** £1,950/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for North West London (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £1,346/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 | |------|------|------|------|------| | 2 Bed Flat, College Road, HA1 | £2,800/mo | 2 | 0 miles | OpenRent | | 2 Bed Flat, Rama Apartments, HA1 | £1,800/mo | 2 | 0.13 miles | OpenRent | | 2 Bed Flat, Lowlands Road, HA1 | £1,700/mo | 2 | 0.13 miles | OpenRent | | 2 Bed Flat, Lowlands Road, HA1 | £1,750/mo | 2 | 0.13 miles | OpenRent | | 2 Bed Flat, Whitehall Road, HA1 | £1,800/mo | 2 | 0.17 miles | OpenRent | | 2 Bed Flat, Chesterton House, HA1 | £2,150/mo | 2 | 0.19 miles | OpenRent | | 2 Bed Flat, Roxborough Heights, HA1 | £2,100/mo | 2 | 0.21 miles | OpenRent | | 2 Bed Flat, Lyon Road, HA1 | £2,550/mo | 2 | 0.21 miles | OpenRent | **Average rent: £2,081/mo (8 listings)** ## 1% Rule - **Rent ratio:** 0.43% (weak for cashflow) - **Max investor price (0.8%):** £243,750 - **Target investor price (1%):** £195,000 *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 £1,950/mo).* - **Gross yield:** 5.2% - **Cost-to-rent:** 19.2× - **Monthly cashflow:** £-42/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -0.4% *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).* ## Price per Square Metre - **£/m²:** £6,250/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 4.9% - **10y growth:** 2.7% ## House Price Index (HM Land Registry) *Official index for Harrow; Flats and maisonettes series; as of June 2026.* - **1y growth (index):** -2.7% - **5y growth (index):** -3% - **10y growth (index):** 2.9% ## 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)