# 1 bedroom flat for sale (HG2 8JG)

## Property Details

| Key | Value |
|-----|-------|
| Address | 25 TEWIT WELL GARDENS, HARROGATE, NORTH YORKSHIRE HG2 8JG |
| Price | £159,950 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | B |
| Last sold | £155,000 Dec 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 03/08/2035
- **Current heating cost:** £607/year
- **Est. upgrade cost to C:** £1,200

### Recommendations
- B (£900 - £1,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/3635-7528-0500-0724-3206)

## Description

A one bedroom apartment occupying a secure second floor position within this attractive stone built development which enjoys an enviable setting adjoining the beautiful Tewit Well Stray.

This purpose built apartment is located on the south side of the building and reveals well proportioned accommodation.

Briefly comprising: an entrance lobby with stairs or passenger lift to the second floor, private entrance hall with entry phone, 19'7 sitting room with dining area, kitchen, double bedroom with wardrobe and bathroom.

Private allocated parking space and mature communal gardens which adjoin the Stray.

Superbly located in an established residential area on the favoured south side of the town, being on a short level walk from the town centre itself and ideally placed for commuting to Leeds by road or rail.

**Services** - Mains services connected.

Gas central heating.

Sealed unit double glazing.

Council tax band B.

EPC rating C.

Leasehold 999 years from 1975

Quarterly maintenance charge of £445.

## Property Photos

- ![main July 2025.jpg](/listings/photos/156967601/1161881) - main July 2025.jpg
- ![garden July 2025.jpg](/listings/photos/156967601/1161882) - garden July 2025.jpg
- ![IMG_1791.jpg](/listings/photos/156967601/1161883) - IMG_1791.jpg
- ![IMG_1787.jpg](/listings/photos/156967601/1161884) - IMG_1787.jpg
- ![vertical kitchen.jpg](/listings/photos/156967601/1161885) - vertical kitchen.jpg
- ![Floor plan.jpg](/listings/photos/156967601/1161886) - Floor plan.jpg

## Floorplans

- ![Floor plan.jpg](/listings/photos/156967601/1161887) - Floor plan.jpg

## EPC Graphs

- ![EE Rating](/listings/photos/156967601/1161888) - EE Rating

## FENSA Certificates

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

### FENSA Certificate #8513882
- **Address:** 25 Tewit Well Gardens, Tewit Well Road, HG2 8JG
- **Certificate Issued:** 14/11/2011
- **Work Completed:** 02/11/2011
- **Items:** 4 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 25 TEWIT WELL GARDENS, HARROGATE, NORTH YORKSHIRE, HG2 8JG | £155,000 | 02/12/2025 | 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 |
|---------|-------|------|------|
| ST. JAMES COURT, 29A FLAT 4 WHEATLANDS ROAD EAST, HARROGATE, NORTH YORKSHIRE, HG2 8QS | £470,000 | 05/01/2026 | Flat |
| 18 FLAT 4 LANGCLIFFE AVENUE, HARROGATE, NORTH YORKSHIRE, HG2 8JQ | £278,000 | 18/12/2025 | Flat |
| 3 FLAT 3 LANGCLIFFE AVENUE, HARROGATE, NORTH YORKSHIRE, HG2 8JQ | £215,500 | 28/11/2025 | Flat |
| MINSTER VIEW, 36 - 38 APARTMENT 6 LEEDS ROAD, HARROGATE, NORTH YORKSHIRE, HG2 8BQ | £235,000 | 27/11/2025 | Flat |
| 31 GARDEN FLAT LEEDS ROAD, HARROGATE, NORTH YORKSHIRE, HG2 8AY | £180,000 | 11/07/2025 | Flat |
| 9 FLAT 2 ALDERSON ROAD, HARROGATE, NORTH YORKSHIRE, HG2 8AS | £445,000 | 03/03/2025 | Flat |
| 7 FLAT 1 LANGCLIFFE AVENUE, HARROGATE, NORTH YORKSHIRE, HG2 8JQ | £660,000 | 28/10/2024 | Flat |
| 18 FLAT 3 LANGCLIFFE AVENUE, HARROGATE, NORTH YORKSHIRE, HG2 8JQ | £252,100 | 19/12/2023 | Flat |
| 28 TEWIT WELL GARDENS, HARROGATE, NORTH YORKSHIRE, HG2 8JG | £250,000 | 04/12/2023 | Flat |
| [Same street] 5 TEWIT WELL ROAD, HARROGATE, NORTH YORKSHIRE, HG2 8JG | £985,000 | 17/11/2023 | Semi-detached |
| 18 FLAT 2 TEWIT WELL ROAD, HARROGATE, NORTH YORKSHIRE, HG2 8JE | £325,000 | 27/10/2023 | Flat |
| WHEATLANDS COURT, 42 FLAT 1 WHEATLANDS ROAD EAST, HARROGATE, NORTH YORKSHIRE, HG2 8QS | £570,000 | 29/08/2023 | Flat |
| 21 TEWIT WELL GARDENS, HARROGATE, NORTH YORKSHIRE, HG2 8JG | £173,700 | 23/08/2023 | Flat |
| 12 APARTMENT 3 ALDERSON ROAD, HARROGATE, NORTH YORKSHIRE, HG2 8AS | £317,000 | 07/07/2023 | Flat |
| 9 FLAT 1 LANGCLIFFE AVENUE, HARROGATE, NORTH YORKSHIRE, HG2 8JQ | £620,000 | 26/05/2023 | Flat |
| 20 GARDEN FLAT SOUTH DRIVE, HARROGATE, NORTH YORKSHIRE, HG2 8AU | £167,500 | 11/05/2023 | Flat |
| STRAYSYDE HOUSE FLAT 3 CAVENDISH AVENUE, HARROGATE, NORTH YORKSHIRE, HG2 8HX | £660,000 | 16/12/2022 | Flat |
| TEWIT WELL COURT, 7 FLAT 12 LEEDS ROAD, HARROGATE, NORTH YORKSHIRE, HG2 8AW | £223,000 | 16/12/2022 | Flat |
| CLIFTON HOUSE FLAT 7 STRAY ROAD, HARROGATE, NORTH YORKSHIRE, HG2 8AR | £265,000 | 07/12/2022 | Flat |
| CAVENDISH COURT FLAT 6 CAVENDISH AVENUE, HARROGATE, NORTH YORKSHIRE, HG2 8HY | £285,000 | 01/11/2022 | Flat |
| ST. MARKS COURT 5 LEEDS ROAD, HARROGATE, NORTH YORKSHIRE, HG2 8AY | £235,750 | 28/10/2022 | Flat |
| [Same street] TEWIT WELL HOUSE FLAT 10 TEWIT WELL ROAD, HARROGATE, NORTH YORKSHIRE, HG2 8JG | £188,000 | 27/05/2022 | Flat |
| [Same street] TEWIT WELL HOUSE FLAT 8 TEWIT WELL ROAD, HARROGATE, NORTH YORKSHIRE, HG2 8JG | £265,000 | 03/09/2021 | Flat |

**Street average:** £479,333 (3 sales)
**Area average:** £341,378 (20 sales)

## Price vs local average

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

- **Local average:** £297,027 (44 Flat, HG2, 2024–2026)
- **Deviation:** -46.1%

## 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):** £593/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 |
|------|------|------|------|------|
| 1 Bed Flat, York Place, HG1 | £995/mo | 1 | 0.41 miles | OpenRent |

**Average rent: £995/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.62% (weak for cashflow)
- **Max investor price (0.8%):** £124,375
- **Target investor price (1%):** £99,500

*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 £995/mo).*

- **Gross yield:** 7.5%
- **Cost-to-rent:** 13.4×
- **Monthly cashflow:** £241/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 6.2%

*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:** £3,076/m²

## Capital growth trend

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

- **5y growth:** -13.9%
- **10y growth:** 28.5%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 5%
- **5y growth (index):** 10.4%
- **10y growth (index):** 32%

## 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)