# 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 | | Construction age | England and Wales: 1996-2002 | | Floor area | 72 m² | | Last sold | £210,000 Mar 2026 | ## EPC Rating & Upgrade Cost - **Current rating:** B - **Potential rating:** B - **Expiry date:** 24/11/2032 - **Current heating cost:** £298/year - **Est. upgrade cost to C:** £1,523 ### Recommendations - C (£15 - £30) - L2 (£1,200 - £1,800) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2859-1903-4259-6272-8200) ## 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. ## Property Photos - ![Photo](/listings/photos/166065989/1272999) - ![Photo](/listings/photos/166065989/1273000) - ![Photo](/listings/photos/166065989/1273001) - ![Photo](/listings/photos/166065989/1273002) - ![Photo](/listings/photos/166065989/1273003) - ![Photo](/listings/photos/166065989/1273004) - ![Photo](/listings/photos/166065989/1273005) - ![Photo](/listings/photos/166065989/1273006) - ![Photo](/listings/photos/166065989/1273007) - ![Photo](/listings/photos/166065989/1273008) - ![Photo](/listings/photos/166065989/1273009) - ![Photo](/listings/photos/166065989/1273010) - ![Photo](/listings/photos/166065989/1273011) - ![Photo](/listings/photos/166065989/1273012) ## 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, Howard Court, HG1 | £850/mo | 2 | 0.42 miles | OpenRent | **Average rent: £850/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.4% (weak for cashflow) - **Max investor price (0.8%):** £106,250 - **Target investor price (1%):** £85,000 *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 £850/mo).* - **Gross yield:** 4.7% - **Cost-to-rent:** 21.1× - **Monthly cashflow:** £-107/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -2.1% *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:** £2,986/m² ## 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)