Sold STC Retirement Property

FLAT 40

THE ADELPHI, COLD BATH ROAD, HARROGATE, NORTH YORKSHIRE HG2 0NT

2 beds 2 baths 72 m² Listed 21 Aug 2025 (-333d)

£215,000

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# 2 bedroom retirement property for sale (HG2 0NT)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 40, THE ADELPHI, COLD BATH ROAD, HARROGATE, NORTH YORKSHIRE HG2 0NT |
| Price | £215,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Council tax | E |
| Last sold | £210,000 Mar 2026 |

## Description

The property has the benefit of two good sized bedrooms and attractive south facing aspect over the gardens. The Adelphi has a fabulous communal recreation room, guest bedroom and lift.

The accommodation comprises: Communal entrance vestibule, entrance hall, residents lounge, caretaker’s office and lift leading to the second floor and a corridor leading to Apartment 40 with large entrance hall with useful storage cupboards, good size living room with Juliet balcony, kitchen with integrated and fitted units,  double bedroom with en-suite shower room, further double bedroom and separate bathroom.

There are a communal gardens for the benefits of all residents and a good size car park providing ample resident and visitor parking spaces.

The tenure of the property is leasehold with a 125 year lease from 1998 and we are informed the service charges are £5,000 per annum payable half yearly, with a ground rent of £584 per annum.

Agents Note:  The main purchaser must be over 60 years old.

## Property Photos

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## Floorplans

- ![Floorplan](/listings/photos/166065989/1273013) - Floorplan

## EPC Graphs

- ![EE Rating](/listings/photos/166065989/1273014) - EE Rating

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| THE ADELPHI FLAT 40 COLD BATH ROAD, HARROGATE, NORTH YORKSHIRE, HG2 0NT | £210,000 | 06/03/2026 | 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] THE ADELPHI FLAT 9 COLD BATH ROAD, HARROGATE, NORTH YORKSHIRE, HG2 0NT | £110,000 | 16/01/2026 | Flat |
| [Same street] THE ADELPHI FLAT 62 COLD BATH ROAD, HARROGATE, NORTH YORKSHIRE, HG2 0NT | £66,000 | 10/12/2025 | Flat |
| [Same street] THE ADELPHI FLAT 71 COLD BATH ROAD, HARROGATE, NORTH YORKSHIRE, HG2 0NT | £190,000 | 21/03/2025 | Flat |
| [Same street] THE ADELPHI FLAT 33 COLD BATH ROAD, HARROGATE, NORTH YORKSHIRE, HG2 0NT | £110,000 | 20/12/2023 | Flat |
| [Same street] THE ADELPHI FLAT 11 COLD BATH ROAD, HARROGATE, NORTH YORKSHIRE, HG2 0NT | £125,000 | 04/12/2023 | Flat |
| [Same street] THE ADELPHI FLAT 65 COLD BATH ROAD, HARROGATE, NORTH YORKSHIRE, HG2 0NT | £76,000 | 17/11/2023 | Flat |
| [Same street] THE ADELPHI FLAT 16 COLD BATH ROAD, HARROGATE, NORTH YORKSHIRE, HG2 0NT | £110,000 | 29/11/2022 | Flat |
| 43 VALLEY MOUNT, HARROGATE, NORTH YORKSHIRE, HG2 0JG | £60,000 | 21/11/2022 | Other |
| [Same street] THE ADELPHI FLAT 34 COLD BATH ROAD, HARROGATE, NORTH YORKSHIRE, HG2 0NT | £195,000 | 04/11/2022 | Flat |
| [Same street] THE ADELPHI FLAT 63 COLD BATH ROAD, HARROGATE, NORTH YORKSHIRE, HG2 0NT | £85,000 | 01/11/2022 | Flat |
| 41 VALLEY DRIVE, HARROGATE, NORTH YORKSHIRE, HG2 0JH | £960,000 | 26/08/2022 | Other |
| 67 - 71 COLD BATH ROAD, HARROGATE, NORTH YORKSHIRE, HG2 0NJ | £851,000 | 06/07/2022 | Other |
| [Same street] THE ADELPHI FLAT 29 COLD BATH ROAD, HARROGATE, NORTH YORKSHIRE, HG2 0NT | £100,000 | 23/05/2022 | Flat |
| [Same street] THE ADELPHI FLAT 12 COLD BATH ROAD, HARROGATE, NORTH YORKSHIRE, HG2 0NT | £120,000 | 31/01/2022 | Flat |
| [Same street] THE ADELPHI FLAT 44 COLD BATH ROAD, HARROGATE, NORTH YORKSHIRE, HG2 0NT | £110,000 | 13/12/2021 | Flat |
| 4 KENSINGTON SQUARE, HARROGATE, NORTH YORKSHIRE, HG2 0NW | £325,000 | 12/10/2021 | Other |
| [Same street] THE ADELPHI FLAT 5 COLD BATH ROAD, HARROGATE, NORTH YORKSHIRE, HG2 0NT | £115,000 | 12/08/2021 | Flat |
| [Same street] THE ADELPHI FLAT 2 COLD BATH ROAD, HARROGATE, NORTH YORKSHIRE, HG2 0NT | £135,000 | 06/08/2021 | Flat |
| [Same street] THE ADELPHI FLAT 37 COLD BATH ROAD, HARROGATE, NORTH YORKSHIRE, HG2 0NT | £207,000 | 30/07/2021 | Flat |

**Street average:** £123,600 (15 sales)
**Area average:** £549,000 (4 sales)

## Price vs local average

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

- **Local average:** £437,500 (2 Other, HG2, 2024–2026)
- **Deviation:** -50.9%

## 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).*

- **LHA floor (this property size):** £734/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, St. Marys Avenue, HG2 | £995/mo | 2 | 0.15 miles | OpenRent |
| 2 Bed Flat, Howard Court, HG1 | £850/mo | 2 | 0.42 miles | OpenRent |

**Average rent: £923/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.43% (weak for cashflow)
- **Max investor price (0.8%):** £115,375
- **Target investor price (1%):** £92,300

*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 £923/mo).*

- **Gross yield:** 5.2%
- **Cost-to-rent:** 19.4×
- **Monthly cashflow:** £-41/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.8%

*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:** -54.4%
- **10y growth:** -86.2%

## House Price Index (HM Land Registry)

*Official index for Yorkshire and The Humber; All dwelling types series; as of April 2026.*

- **1y growth (index):** 7.1%
- **5y growth (index):** 22.7%
- **10y growth (index):** 49%

## 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

LEASEHOLD (99 years remaining on lease)

Floor area

72 m²

Council tax band

Last sold

£210,000 Mar 2026

Local average

£437,500 (-50.9%)

Deprivation

Decile 7 (23,392 of 33,755)

Street crime

217 incidents within 1 mile (May 2026)

Key features

Chain Free
Two bedroom second floor apartment
Over 60s accommodation
Communal gardens & parking
Close to excellent amenities

Additional details

Parking: Yes

Description

A beautifully presented second floor apartment, located within this extremely popular retirement development, situated on Cold Bath Road, close to excellent amenities including shops, bus service, coffee shop and pharmacy, with the town centre a short distance away.

The property has the benefit of two good sized bedrooms and attractive south facing aspect over the gardens. The Adelphi has a fabulous communal recreation room, guest bedroom and lift.

The accommodation comprises: Communal entrance vestibule, entrance hall, residents lounge, caretaker’s office and lift leading to the second floor and a corridor leading to Apartment 40 with large entrance hall with useful storage cupboards, good size living room with Juliet balcony, kitchen with integrated and fitted units, double bedroom with en-suite shower room, further double bedroom and separate bathroom.

There are a communal gardens for the benefits of all residents and a good size car park providing ample resident and visitor parking spaces.

The tenure of the property is leasehold with a 125 year lease from 1998 and we are informed the service charges are £5,000 per annum payable half yearly, with a ground rent of £584 per annum.

Agents Note: The main purchaser must be over 60 years old.

Listed by

Harrogate

Nicholls Tyreman

Reference: 166065989

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EE Rating

Price history

Event	Date	Price	% change
Sold	06/03/2026 (4 months ago)	£210,000	—

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 THE ADELPHI FLAT 9 COLD BATH ROAD, HARROGATE, NORTH YORKSHIRE, HG2 0NT	£110,000	16/01/2026	Flat
Same street THE ADELPHI FLAT 62 COLD BATH ROAD, HARROGATE, NORTH YORKSHIRE, HG2 0NT	£66,000	10/12/2025	Flat
Same street THE ADELPHI FLAT 71 COLD BATH ROAD, HARROGATE, NORTH YORKSHIRE, HG2 0NT	£190,000	21/03/2025	Flat
Same street THE ADELPHI FLAT 33 COLD BATH ROAD, HARROGATE, NORTH YORKSHIRE, HG2 0NT	£110,000	20/12/2023	Flat
Same street THE ADELPHI FLAT 11 COLD BATH ROAD, HARROGATE, NORTH YORKSHIRE, HG2 0NT	£125,000	04/12/2023	Flat
Same street THE ADELPHI FLAT 65 COLD BATH ROAD, HARROGATE, NORTH YORKSHIRE, HG2 0NT	£76,000	17/11/2023	Flat
Same street THE ADELPHI FLAT 16 COLD BATH ROAD, HARROGATE, NORTH YORKSHIRE, HG2 0NT	£110,000	29/11/2022	Flat
43 VALLEY MOUNT, HARROGATE, NORTH YORKSHIRE, HG2 0JG	£60,000	21/11/2022	Other
Same street THE ADELPHI FLAT 34 COLD BATH ROAD, HARROGATE, NORTH YORKSHIRE, HG2 0NT	£195,000	04/11/2022	Flat
Same street THE ADELPHI FLAT 63 COLD BATH ROAD, HARROGATE, NORTH YORKSHIRE, HG2 0NT	£85,000	01/11/2022	Flat
41 VALLEY DRIVE, HARROGATE, NORTH YORKSHIRE, HG2 0JH	£960,000	26/08/2022	Other
67 - 71 COLD BATH ROAD, HARROGATE, NORTH YORKSHIRE, HG2 0NJ	£851,000	06/07/2022	Other
Same street THE ADELPHI FLAT 29 COLD BATH ROAD, HARROGATE, NORTH YORKSHIRE, HG2 0NT	£100,000	23/05/2022	Flat
Same street THE ADELPHI FLAT 12 COLD BATH ROAD, HARROGATE, NORTH YORKSHIRE, HG2 0NT	£120,000	31/01/2022	Flat
Same street THE ADELPHI FLAT 44 COLD BATH ROAD, HARROGATE, NORTH YORKSHIRE, HG2 0NT	£110,000	13/12/2021	Flat
4 KENSINGTON SQUARE, HARROGATE, NORTH YORKSHIRE, HG2 0NW	£325,000	12/10/2021	Other
Same street THE ADELPHI FLAT 5 COLD BATH ROAD, HARROGATE, NORTH YORKSHIRE, HG2 0NT	£115,000	12/08/2021	Flat
Same street THE ADELPHI FLAT 2 COLD BATH ROAD, HARROGATE, NORTH YORKSHIRE, HG2 0NT	£135,000	06/08/2021	Flat
Same street THE ADELPHI FLAT 37 COLD BATH ROAD, HARROGATE, NORTH YORKSHIRE, HG2 0NT	£207,000	30/07/2021	Flat

Street average: £123,600 (15 sales)

Area average: £549,000 (4 sales)

Capital growth trend

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

5y growth -54.4%

10y growth -86.2%

House Price Index (HM Land Registry — official index, not sold-price averages): Yorkshire and The Humber. Series: All dwelling types. As of April 2026.

1y (index) 7.1%

5y (index) 22.7%

10y (index) 49%

Rental Range

Estimated market rent for Yorkshire and The Humber. Low = conservative, Realistic = average, Optimistic = best case.

Low £770/mo

Realistic £856/mo

Optimistic £942/mo

Based on Region from postcode lookup → Yorkshire and The Humber.

LHA (30th percentile) floor for Harrogate: £734/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View HG2 0NT

Address

111 Cold Bath Road

Nearby

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

Type	Name	Distance
Bus stop	Unknown	0.0 miles
Shop	Manna Bakery	0.1 miles
Shop	TOAST	0.3 miles
Train station	Harrogate	0.5 miles
Train station	Hornbeam Park	1.1 miles
Hospital	Harrogate District Hospital	1.3 miles
Hospital	Unknown	1.3 miles
University	Leeds Trinity University	10.5 miles
University	School of Philosphy	11.0 miles

Street-level crime

Category	Count
Anti-social behaviour	66
Violence and sexual offences	66
Shoplifting	29
Other theft	15
Criminal damage and arson	14
Public order	13
Vehicle crime	5
Burglary	2
Drugs	2
Other crime	2
Robbery	2
Theft from the person	1
Total incidents	217

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
Western Primary School	Primary	0.0 miles	Outstanding — 25 Jun 2018
Harrogate Language Academy	Other	0.3 miles	— (No rating)
St Peter's Church of England Primary School	Primary	0.4 miles	Good — 10 Jun 2015
Harrogate Grammar School	Secondary	0.5 miles	Outstanding — 8 May 2022
Harrogate Ladies' College	Other	0.5 miles	— (No rating)

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, St. Marys Avenue, HG2	£995/mo	2	0.15 miles	OpenRent
2 Bed Flat, Howard Court, HG1	£850/mo	2	0.42 miles	OpenRent

Average rent: £923/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.43%

Max investor price (0.8%) £115,375

Target investor price (1%) £92,300

Gross yield 5.2%

Cost-to-rent ratio 19.4×

Monthly cashflow £-41/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -0.8%

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).