# 3 bedroom detached house for sale (HG3 2FA)

## Property Details

| Key | Value |
|-----|-------|
| Address | 2 THOMAS DRIVE, HARROGATE, KILLINGHALL, NORTH YORKSHIRE HG3 2FA |
| Price | £325,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Council tax | D |
| Last sold | £318,000 Mar 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** A
- **Expiry date:** 28/04/2031
- **Current heating cost:** £265/year
- **Est. upgrade cost to C:** £9,500

### Recommendations
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0573-3051-8142-2129-3011)

## Description

**This well presented three bedroom detached home, built in 2021, boasts a private garden, garage and driveway parking for multiple vehicles. Situated on a quiet, newly built and fully finished estate within Killinghall Village, the property also benefits from the remainder of its 10-year NHBC warranty.**

Inside the front door, a welcoming hallway leads to the reception room, downstairs W/C and open-plan kitchen/diner, with useful storage tucked away beneath the stairs.

The reception room is both spacious and cosy, offering a comfortable setting for relaxing or entertaining. The modern kitchen/diner provides a range of fitted units, sleek worktops with spotlights, and plenty of room for a dining table, making it the perfect hub of the home.

From here, double doors open onto a generous, private garden featuring a well-kept lawn, gravel pathway, planted beds and a charming greenhouse.

Upstairs, the principal bedroom enjoys leafy views from its two windows and offers ample space for storage. Two further bedrooms, a landing cupboard and a stylish family bathroom with over-bath shower complete the first floor.

EPC Rating: B

## Property Photos

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## Floorplans

- ![All](/listings/photos/167038535/1112898) - All

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 2 THOMAS DRIVE, KILLINGHALL, HARROGATE, NORTH YORKSHIRE, HG3 2FA | £318,000 | 16/03/2026 | Detached |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 2 CROFTERS GREEN, KILLINGHALL, HARROGATE, NORTH YORKSHIRE, HG3 2GY | £585,000 | 19/12/2025 | Detached |
| 19 SPRUISTY GREEN, KILLINGHALL, HARROGATE, NORTH YORKSHIRE, HG3 2FG | £422,500 | 19/12/2025 | Detached |
| 77 CAUTLEY DRIVE, KILLINGHALL, HARROGATE, NORTH YORKSHIRE, HG3 2DJ | £345,000 | 12/12/2025 | Detached |
| [Same street] 18 THOMAS DRIVE, KILLINGHALL, HARROGATE, NORTH YORKSHIRE, HG3 2FA | £318,000 | 25/11/2025 | Detached |
| 3 HEATHER COURT, KILLINGHALL, HARROGATE, NORTH YORKSHIRE, HG3 2DA | £499,999 | 01/08/2025 | Detached |
| 3 HEATHER COURT, KILLINGHALL, HARROGATE, NORTH YORKSHIRE, HG3 2DA | £499,999 | 01/08/2025 | Detached |
| 1 CAUTLEY DRIVE, KILLINGHALL, HARROGATE, NORTH YORKSHIRE, HG3 2DJ | £600,000 | 18/08/2023 | Detached |
| 30 CASTLE ROAD, KILLINGHALL, HARROGATE, NORTH YORKSHIRE, HG3 2DU | £325,500 | 04/08/2023 | Detached |
| 11 SPRUISTY GREEN, KILLINGHALL, HARROGATE, NORTH YORKSHIRE, HG3 2FG | £707,500 | 12/05/2023 | Detached |
| 1 BILBERRY CLOSE, KILLINGHALL, HARROGATE, NORTH YORKSHIRE, HG3 2DB | £429,950 | 20/12/2022 | Detached |
| 3 BILBERRY CLOSE, KILLINGHALL, HARROGATE, NORTH YORKSHIRE, HG3 2DB | £570,000 | 20/12/2022 | Detached |
| 1 SPRUISTY GREEN, KILLINGHALL, HARROGATE, NORTH YORKSHIRE, HG3 2FG | £910,000 | 15/12/2022 | Detached |
| [Same street] 8 THOMAS DRIVE, KILLINGHALL, HARROGATE, NORTH YORKSHIRE, HG3 2FA | £357,000 | 02/12/2022 | Detached |
| 21 NIDD CROFT, KILLINGHALL, HARROGATE, NORTH YORKSHIRE, HG3 2FD | £499,995 | 21/10/2022 | Detached |
| 27 NIDD CROFT, KILLINGHALL, HARROGATE, NORTH YORKSHIRE, HG3 2FD | £512,995 | 05/10/2022 | Detached |
| 23 NIDD CROFT, KILLINGHALL, HARROGATE, NORTH YORKSHIRE, HG3 2FD | £578,995 | 04/10/2022 | Detached |
| 16 CAUTLEY DRIVE, KILLINGHALL, HARROGATE, NORTH YORKSHIRE, HG3 2DJ | £450,000 | 08/09/2022 | Detached |
| 19 RIPON ROAD, KILLINGHALL, HARROGATE, NORTH YORKSHIRE, HG3 2DG | £1,080,000 | 01/09/2022 | Detached |
| 25 NIDD CROFT, KILLINGHALL, HARROGATE, NORTH YORKSHIRE, HG3 2FD | £578,995 | 31/08/2022 | Detached |
| [Same street] 20 THOMAS DRIVE, KILLINGHALL, HARROGATE, NORTH YORKSHIRE, HG3 2FA | £495,000 | 20/07/2022 | Detached |
| [Same street] 48 THOMAS DRIVE, KILLINGHALL, HARROGATE, NORTH YORKSHIRE, HG3 2FA | £347,500 | 06/07/2022 | Detached |
| 18 CAUTLEY DRIVE, KILLINGHALL, HARROGATE, NORTH YORKSHIRE, HG3 2DJ | £492,500 | 24/06/2022 | Detached |
| 12 OAKSTEAD GARTH, KILLINGHALL, HARROGATE, NORTH YORKSHIRE, HG3 2FE | £786,000 | 29/04/2022 | Detached |
| 11 OAKSTEAD GARTH, KILLINGHALL, HARROGATE, NORTH YORKSHIRE, HG3 2FE | £487,995 | 22/04/2022 | Detached |
| [Same street] 14 THOMAS DRIVE, KILLINGHALL, HARROGATE, NORTH YORKSHIRE, HG3 2FA | £450,000 | 21/04/2022 | Detached |
| [Same street] 16 THOMAS DRIVE, KILLINGHALL, HARROGATE, NORTH YORKSHIRE, HG3 2FA | £320,000 | 10/03/2022 | Detached |
| [Same street] 1 THOMAS DRIVE, KILLINGHALL, HARROGATE, NORTH YORKSHIRE, HG3 2FA | £315,000 | 04/02/2022 | Detached |
| [Same street] 3 THOMAS DRIVE, KILLINGHALL, HARROGATE, NORTH YORKSHIRE, HG3 2FA | £325,000 | 31/01/2022 | Semi-detached |
| [Same street] 18 THOMAS DRIVE, KILLINGHALL, HARROGATE, NORTH YORKSHIRE, HG3 2FA | £315,000 | 28/01/2022 | Detached |
| [Same street] 2 THOMAS DRIVE, KILLINGHALL, HARROGATE, NORTH YORKSHIRE, HG3 2FA | £320,000 | 28/01/2022 | Detached |
| [Same street] 65 THOMAS DRIVE, KILLINGHALL, HARROGATE, NORTH YORKSHIRE, HG3 2FA | £500,000 | 28/01/2022 | Detached |
| [Same street] 41 THOMAS DRIVE, KILLINGHALL, HARROGATE, NORTH YORKSHIRE, HG3 2FA | £257,000 | 21/01/2022 | Semi-detached |
| [Same street] 53 THOMAS DRIVE, KILLINGHALL, HARROGATE, NORTH YORKSHIRE, HG3 2FA | £520,000 | 20/01/2022 | Detached |
| [Same street] 97 THOMAS DRIVE, KILLINGHALL, HARROGATE, NORTH YORKSHIRE, HG3 2FA | £515,000 | 16/12/2021 | Detached |
| [Same street] 30 THOMAS DRIVE, KILLINGHALL, HARROGATE, NORTH YORKSHIRE, HG3 2FA | £450,000 | 15/12/2021 | Detached |

**Street average:** £386,967 (15 sales)
**Area average:** £568,146 (20 sales)

## Price vs local average

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

- **Local average:** £651,185 (51 Detached, HG3, 2024–2026)
- **Deviation:** -50.1%

## 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):** £873/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 |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, Glebe Court, HG3 | £1,950/mo | 3 | 1.09 miles | OpenRent |
| 3 Bed Terraced House, North Lodge Avenue, HG1 | £1,250/mo | 3 | 1.22 miles | OpenRent |
| 3 Bed Semi-Detached House, Burnside Close, HG1 | £1,350/mo | 3 | 1.26 miles | OpenRent |

**Average rent: £1,517/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.42% (weak for cashflow)
- **Max investor price (0.8%):** £168,750
- **Target investor price (1%):** £135,000

*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 £1,350/mo).*

- **Gross yield:** 5%
- **Cost-to-rent:** 20.1×
- **Monthly cashflow:** £-90/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -1.1%

*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:** £4,333/m²

## Capital growth trend

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

- **5y growth:** 12.8%
- **10y growth:** 23%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 4.9%
- **5y growth (index):** 21.9%
- **10y growth (index):** 46.9%

## 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)