# 2 bedroom town house for sale (HG1 2BL)

## Property Details

| Key | Value |
|-----|-------|
| Address | 13 NESFIELD CLOSE, HARROGATE, NORTH YORKSHIRE HG1 2BL |
| Price | £162,500 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Last sold | £156,000 Aug 2015 |

## Description

**** **** A two-bedroomed modern town house with the advantage of attractive lawned gardens and a single garage. The property has the advantage of gas central heating and double-glazed windows and comprises a spacious living room and dining kitchen on the ground floor. On the first floor there are two double bedrooms and a house bathroom. The property is situated at the head of a quiet cul-de-sac within a popular north Harrogate residential district, close to a range of local amenities including shops and schools, and is just a short distance from Harrogate town centre.  

**GROUND** **FLOOR** ****  

**LIVING** **ROOM** **** Window to front, central heating radiator and wood-effect flooring.  

**DINING** **KITCHEN** **** With range of wall and base units and work surfaces with inset stainless-steel sink and drainer. Four-ring gas hob, integrated electric oven, space for fridge/freezer and washing machine. Central heating radiator. Window to rear and exterior door to the garden.  

**FIRST** **FLOOR** ****  

**LANDING** **** Access to roof void.  

**BEDROOM** **1** **** A double bedroom with window to front, central heating radiator and fitted wardrobe with sliding mirror-fronted doors.  

**BEDROOM** **2** **** A double bedroom with window to rear and central heating radiator. 

**BATHROOM** **** White suite comprising low-flush WC, bath with shower above, and washbasin. Chrome heated towel rail and tiling to walls and floor. Large airing cupboard.  

**OUTSIDE** **** Lawned garden to the rear with paved sitting area and timber garden shed. SINGLE GARAGE in a separate garage block.  

## Property Photos

- ![Photo](/listings/photos/33857949/1331082)
- ![Photo](/listings/photos/33857949/1331086)
- ![Photo](/listings/photos/33857949/1331089)
- ![Photo](/listings/photos/33857949/1331092)
- ![Photo](/listings/photos/33857949/1331094)
- ![Photo](/listings/photos/33857949/1331097)
- ![Photo](/listings/photos/33857949/1331100)
- ![Photo](/listings/photos/33857949/1331102)
- ![Photo](/listings/photos/33857949/1331106)

## Floorplans

- ![Floorplan 1](/listings/photos/33857949/1331109) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/33857949/1331110) - EPC 1
- ![EPC Front Page](/listings/photos/33857949/1331112) - EPC Front Page

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 13 NESFIELD CLOSE, HARROGATE, NORTH YORKSHIRE, HG1 2BL | £156,000 | 07/08/2015 | Terraced |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 31 ELECTRIC AVENUE, HARROGATE, NORTH YORKSHIRE, HG1 2BB | £350,000 | 10/04/2026 | Terraced |
| 2A ELECTRIC AVENUE, HARROGATE, NORTH YORKSHIRE, HG1 2BB | £150,000 | 03/03/2026 | Terraced |
| 5 ARCHIE STREET, HARROGATE, NORTH YORKSHIRE, HG1 2DD | £189,000 | 07/01/2026 | Terraced |
| 6 ARCHIE STREET, HARROGATE, NORTH YORKSHIRE, HG1 2DD | £192,500 | 15/12/2025 | Terraced |
| 6 COPPICE GATE, HARROGATE, NORTH YORKSHIRE, HG1 2DR | £138,000 | 08/12/2025 | Terraced |
| 1 CHRISTINA STREET, HARROGATE, NORTH YORKSHIRE, HG1 2DF | £210,000 | 28/11/2025 | Terraced |
| 28 ELECTRIC AVENUE, HARROGATE, NORTH YORKSHIRE, HG1 2BB | £268,750 | 22/11/2024 | Terraced |
| 4 BALDWIN STREET, HARROGATE, NORTH YORKSHIRE, HG1 2DE | £190,000 | 15/11/2023 | Terraced |
| 34 MARKENFIELD ROAD, HARROGATE, NORTH YORKSHIRE, HG3 2TR | £136,000 | 27/10/2023 | Terraced |
| 27 MARKENFIELD ROAD, HARROGATE, NORTH YORKSHIRE, HG3 2TR | £140,000 | 20/10/2023 | Terraced |
| 29 MARKENFIELD ROAD, HARROGATE, NORTH YORKSHIRE, HG3 2TR | £130,000 | 20/10/2023 | Terraced |
| 43 TIMBLE GROVE, HARROGATE, NORTH YORKSHIRE, HG1 2BJ | £205,000 | 26/04/2023 | Terraced |
| 37 ELECTRIC AVENUE, HARROGATE, NORTH YORKSHIRE, HG1 2BB | £201,500 | 19/04/2023 | Terraced |
| 2 CHRISTINA STREET, HARROGATE, NORTH YORKSHIRE, HG1 2DF | £205,000 | 05/04/2023 | Terraced |
| 34 ELECTRIC AVENUE, HARROGATE, NORTH YORKSHIRE, HG1 2BB | £250,200 | 23/01/2023 | Terraced |
| 17 BURNSIDE ROAD, HARROGATE, NORTH YORKSHIRE, HG1 2BG | £250,000 | 19/12/2022 | Terraced |
| 17 BURNSIDE ROAD, HARROGATE, NORTH YORKSHIRE, HG1 2BG | £240,000 | 16/12/2022 | Terraced |
| 3 GLENDOWNE TERRACE, HARROGATE, NORTH YORKSHIRE, HG1 3HG | £202,500 | 01/12/2022 | Terraced |
| 57 BRAMHAM DRIVE, HARROGATE, NORTH YORKSHIRE, HG3 2TZ | £124,000 | 02/11/2022 | Terraced |
| 14 BALDWIN STREET, HARROGATE, NORTH YORKSHIRE, HG1 2DE | £150,000 | 31/10/2022 | Terraced |

**Area average:** £196,123 (20 sales)

## Price vs local average

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

- **Local average:** £268,783 (61 Terraced, HG1, 2024–2026)
- **Deviation:** -39.5%

## 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, Epsom Court, HG1 | £2,700/mo | 2 | 0.22 miles | OpenRent |
| 2 Bed Terraced House, Skipton Road, HG1 | £1,000/mo | 2 | 0.24 miles | OpenRent |
| 2 Bed Flat, Hollins Road, HG1 | £895/mo | 2 | 0.43 miles | OpenRent |

**Average rent: £1,532/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.62% (weak for cashflow)
- **Max investor price (0.8%):** £125,000
- **Target investor price (1%):** £100,000

*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 £1,000/mo).*

- **Gross yield:** 7.4%
- **Cost-to-rent:** 13.5×
- **Monthly cashflow:** £235/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 6%

*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:** -13.9%
- **10y growth:** -6.1%

## House Price Index (HM Land Registry)

*Official index for Yorkshire and The Humber; Terraced series; as of April 2026.*

- **1y growth (index):** 9.1%
- **5y growth (index):** 24.1%
- **10y growth (index):** 51.3%

## 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)