Sold STC Semi-detached

13 KINGSWAY CRESCENT

HARROW, GREATER LONDON HA2 6BG

3 beds 1 baths 1,152 sq ft Listed 13 Dec 2019 (-2381d)

£625,000

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# 3 bedroom semi-detached house for sale (HA2 6BG)

## Property Details

| Key | Value |
|-----|-------|
| Address | 13 KINGSWAY CRESCENT, HARROW, GREATER LONDON HA2 6BG |
| Price | £625,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 107 m² |
| Last sold | £600,000 Nov 2019 |

## EPC Rating & Upgrade Cost

- **Current rating:** F
- **Potential rating:** C
- **Expiry date:** 08/05/2029

### Recommendations
- Q (14,000)
- W1 (1,200)
- W2 (6,000)
- C (30)
- E (25)
- T (7,000)
- N (6,000)
- U (5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0318-0028-7245-6641-3910)

## Description

This is a handsome bay fronted semi detached family home in clean and tidy but dated condition and in need of upgrading to today's modern standards.

Kingsway Crescent is a popular and convenient residential location approx 1/2 mile from North Harrow shops, restaurants and Metropolitan Line Station as well as local schools and places of worship.

The house has been well cared for but would now benefit from modernising.  The basic structure appears sound and provides well planned family accommodation with 3 reception rooms, a small kitchen downstairs, and then 3 bedrooms and a bathroom upstairs.  The property has a garage to one side approached by its own driveway and to the rear is a larger than average garden.

## Property Photos

- ![Photo 6](/listings/photos/76152937/697633) - Photo 6
- ![Photo 8](/listings/photos/76152937/697635) - Photo 8
- ![Photo 5](/listings/photos/76152937/697637) - Photo 5
- ![Photo 7](/listings/photos/76152937/697640) - Photo 7
- ![Photo 2](/listings/photos/76152937/697641) - Photo 2
- ![Photo 3](/listings/photos/76152937/697642) - Photo 3
- ![Photo 4](/listings/photos/76152937/697643) - Photo 4
- ![Photo 9](/listings/photos/76152937/697644) - Photo 9
- ![Photo 1](/listings/photos/76152937/697645) - Photo 1
- ![Photo 11](/listings/photos/76152937/697646) - Photo 11
- ![Photo 12](/listings/photos/76152937/697647) - Photo 12
- ![Photo 13](/listings/photos/76152937/697648) - Photo 13
- ![Photo 10](/listings/photos/76152937/697649) - Photo 10

## Floorplans

- ![Floorplan 1](/listings/photos/76152937/697650) - Floorplan 1

## EPC Graphs

- ![Energy Perform...](/listings/photos/76152937/697651) - Energy Perform...

## FENSA Certificates

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

### FENSA Certificate #286414
- **Address:** 13 Kingsway Crescent, HARROW, HA2 6BG
- **Certificate Issued:** 16/01/2003
- **Work Completed:** 19/09/2002
- **Items:** 15 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 13 KINGSWAY CRESCENT, HARROW, GREATER LONDON, HA2 6BG | £600,000 | 29/11/2019 | Semi-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 |
|---------|-------|------|------|
| [Same street] 16 KINGSWAY CRESCENT, HARROW, GREATER LONDON, HA2 6BG | £685,000 | 19/02/2025 | Semi-detached |
| [Same street] 26 KINGSWAY CRESCENT, HARROW, GREATER LONDON, HA2 6BG | £779,950 | 04/04/2024 | Semi-detached |
| 43 PARKSIDE WAY, HARROW, GREATER LONDON, HA2 6DE | £500,000 | 14/08/2023 | Semi-detached |
| 85 PARKSIDE WAY, HARROW, GREATER LONDON, HA2 6DB | £632,000 | 10/08/2023 | Semi-detached |
| [Same street] 18 KINGSWAY CRESCENT, HARROW, GREATER LONDON, HA2 6BG | £735,000 | 22/06/2023 | Semi-detached |
| 115 CANTERBURY ROAD, HARROW, GREATER LONDON, HA1 4PA | £574,000 | 20/12/2022 | Semi-detached |
| 115 CANTERBURY ROAD, HARROW, GREATER LONDON, HA1 4PA | £522,000 | 27/09/2022 | Semi-detached |
| 9 HILLFIELD CLOSE, HARROW, GREATER LONDON, HA2 6AZ | £705,000 | 23/09/2022 | Semi-detached |
| 74 HIDE ROAD, HARROW, GREATER LONDON, HA1 4SE | £640,000 | 23/08/2022 | Semi-detached |
| 74 WOODBERRY AVENUE, HARROW, GREATER LONDON, HA2 6AX | £735,000 | 20/06/2022 | Semi-detached |
| 85 WOODBERRY AVENUE, HARROW, GREATER LONDON, HA2 6AY | £695,000 | 03/05/2022 | Semi-detached |
| 121 PARKSIDE WAY, HARROW, GREATER LONDON, HA2 6DB | £642,000 | 11/04/2022 | Semi-detached |
| 82 HIDE ROAD, HARROW, GREATER LONDON, HA1 4SE | £610,000 | 15/03/2022 | Semi-detached |
| 111 PARKSIDE WAY, HARROW, GREATER LONDON, HA2 6DB | £720,000 | 18/02/2022 | Semi-detached |
| 5 HILLFIELD CLOSE, HARROW, GREATER LONDON, HA2 6AZ | £685,000 | 31/01/2022 | Semi-detached |
| 2 PARKSIDE WAY, HARROW, GREATER LONDON, HA2 6BX | £600,000 | 25/01/2022 | Semi-detached |
| 96 PARKSIDE WAY, HARROW, GREATER LONDON, HA2 6DG | £720,000 | 23/12/2021 | Semi-detached |
| 45 PARKSIDE WAY, HARROW, GREATER LONDON, HA2 6DE | £677,000 | 14/12/2021 | Semi-detached |
| 93 WOODBERRY AVENUE, HARROW, GREATER LONDON, HA2 6AY | £715,000 | 30/09/2021 | Semi-detached |
| 114 PINNER VIEW, HARROW, GREATER LONDON, HA1 4RL | £705,000 | 15/09/2021 | Semi-detached |
| 90 WOODBERRY AVENUE, HARROW, GREATER LONDON, HA2 6AX | £730,000 | 25/08/2021 | Semi-detached |
| 80 WOODBERRY AVENUE, HARROW, GREATER LONDON, HA2 6AX | £600,000 | 30/06/2021 | Semi-detached |

**Street average:** £733,317 (3 sales)
**Area average:** £653,000 (19 sales)

## Price vs local average

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

- **Local average:** £587,832 (36 Semi-detached, HA2, 2024–2026)
- **Deviation:** +6.3%

## Rental Range

*ONS Price Index of Private Rents (Harrow). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,580/mo
- **Realistic:** £1,755/mo
- **Optimistic:** £1,931/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for South West Herts (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,496/mo

## 1% Rule

- **Rent ratio:** 0.28% (weak for cashflow)
- **Max investor price (0.8%):** £219,375
- **Target investor price (1%):** £175,500

*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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £5,841/m²

## Capital growth trend

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

- **5y growth:** -0.6%
- **10y growth:** -1.2%

## House Price Index (HM Land Registry)

*Official index for Harrow; Semi-detached series; as of March 2026.*

- **1y growth (index):** -0.3%
- **5y growth (index):** 10.6%
- **10y growth (index):** 23.4%

## 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

FREEHOLD

Floor area

107 m²

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£600,000 Nov 2019

Price per m²

£5,841/m²

Local average

£587,832 (+6.3%)

Deprivation

Decile 9 (29,382 of 33,755)

Street crime

590 incidents within 1 mile (Apr 2026)

Key features

Attractive Semi Detached Property
Offering great scope for improvement
Well cared for but dated
3 Reception Rooms
Small Kitchen
3 Bedrooms
Electric Heating
Garage with Own Driveway
Larger than average Rear Garden

Additional details

Parking: Yes
Garden: Yes

Description

This is a handsome bay fronted semi detached family home in clean and tidy but dated condition and in need of upgrading to today's modern standards.

Kingsway Crescent is a popular and convenient residential location approx 1/2 mile from North Harrow shops, restaurants and Metropolitan Line Station as well as local schools and places of worship.

The house has been well cared for but would now benefit from modernising. The basic structure appears sound and provides well planned family accommodation with 3 reception rooms, a small kitchen downstairs, and then 3 bedrooms and a bathroom upstairs. The property has a garage to one side approached by its own driveway and to the rear is a larger than average garden.

Listed by

Harrow

Dexters

Reference: 76152937

EPC Rating & Upgrade Cost

Current rating: F

Potential rating: C

Inspection date: 09/05/2019

Expiry date: 08/05/2029

EPC F or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

50 mm internal or external wall insulation (14,000)
Floor insulation (suspended floor) (1,200)
Floor insulation (solid floor) (6,000)
Add additional 80 mm jacket to hot water cylinder (30)
Low energy lighting for all fixed outlets (25)
Change heating to gas condensing boiler (7,000)
Solar water heating (6,000)
Solar photovoltaic panels, 2.5 kWp (5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

Energy Perform...

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #286414

Property Details

Street: 13 Kingsway Crescent

Town: HARROW

Postcode: HA2 6BG

Installation Details

Items: 15 windows

Certificate Issued: 16/01/2003

Work Completed: 19/09/2002

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

Event	Date	Price	% change
Sold	29/11/2019 (6 years ago)	£600,000	—

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 16 KINGSWAY CRESCENT, HARROW, GREATER LONDON, HA2 6BG	£685,000	19/02/2025	Semi-detached
Same street 26 KINGSWAY CRESCENT, HARROW, GREATER LONDON, HA2 6BG	£779,950	04/04/2024	Semi-detached
43 PARKSIDE WAY, HARROW, GREATER LONDON, HA2 6DE	£500,000	14/08/2023	Semi-detached
85 PARKSIDE WAY, HARROW, GREATER LONDON, HA2 6DB	£632,000	10/08/2023	Semi-detached
Same street 18 KINGSWAY CRESCENT, HARROW, GREATER LONDON, HA2 6BG	£735,000	22/06/2023	Semi-detached
115 CANTERBURY ROAD, HARROW, GREATER LONDON, HA1 4PA	£574,000	20/12/2022	Semi-detached
115 CANTERBURY ROAD, HARROW, GREATER LONDON, HA1 4PA	£522,000	27/09/2022	Semi-detached
9 HILLFIELD CLOSE, HARROW, GREATER LONDON, HA2 6AZ	£705,000	23/09/2022	Semi-detached
74 HIDE ROAD, HARROW, GREATER LONDON, HA1 4SE	£640,000	23/08/2022	Semi-detached
74 WOODBERRY AVENUE, HARROW, GREATER LONDON, HA2 6AX	£735,000	20/06/2022	Semi-detached
85 WOODBERRY AVENUE, HARROW, GREATER LONDON, HA2 6AY	£695,000	03/05/2022	Semi-detached
121 PARKSIDE WAY, HARROW, GREATER LONDON, HA2 6DB	£642,000	11/04/2022	Semi-detached
82 HIDE ROAD, HARROW, GREATER LONDON, HA1 4SE	£610,000	15/03/2022	Semi-detached
111 PARKSIDE WAY, HARROW, GREATER LONDON, HA2 6DB	£720,000	18/02/2022	Semi-detached
5 HILLFIELD CLOSE, HARROW, GREATER LONDON, HA2 6AZ	£685,000	31/01/2022	Semi-detached
2 PARKSIDE WAY, HARROW, GREATER LONDON, HA2 6BX	£600,000	25/01/2022	Semi-detached
96 PARKSIDE WAY, HARROW, GREATER LONDON, HA2 6DG	£720,000	23/12/2021	Semi-detached
45 PARKSIDE WAY, HARROW, GREATER LONDON, HA2 6DE	£677,000	14/12/2021	Semi-detached
93 WOODBERRY AVENUE, HARROW, GREATER LONDON, HA2 6AY	£715,000	30/09/2021	Semi-detached
114 PINNER VIEW, HARROW, GREATER LONDON, HA1 4RL	£705,000	15/09/2021	Semi-detached
90 WOODBERRY AVENUE, HARROW, GREATER LONDON, HA2 6AX	£730,000	25/08/2021	Semi-detached
80 WOODBERRY AVENUE, HARROW, GREATER LONDON, HA2 6AX	£600,000	30/06/2021	Semi-detached

Street average: £733,317 (3 sales)

Area average: £653,000 (19 sales)

Capital growth trend

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

5y growth -0.6%

10y growth -1.2%

House Price Index (HM Land Registry — official index, not sold-price averages): Harrow. Series: Semi-detached. As of March 2026.

1y (index) -0.3%

5y (index) 10.6%

10y (index) 23.4%

Rental Range

Estimated market rent for Harrow. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,580/mo

Realistic £1,755/mo

Optimistic £1,931/mo

Based on Local Authority from postcode lookup → Harrow.

LHA (30th percentile) floor for South West Herts: £1,496/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View HA2 6BG

Nearby

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

Type	Name	Distance
Bus stop	Kingsfield Avenue	0.2 miles
Shop	Millennium Fire Protection	0.2 miles
Shop	Londis	0.3 miles
Train station	North Harrow	0.5 miles
Train station	West Harrow	0.6 miles
Hospital	Watford General Hospital	4.7 miles
University	Middlesex University	4.8 miles
University	Flood Hazard Research Centre	4.9 miles
Hospital	Hounslow Medical Centre	8.3 miles

Street-level crime

Category	Count
Violence and sexual offences	148
Anti-social behaviour	138
Shoplifting	82
Theft from the person	40
Vehicle crime	39
Other theft	32
Criminal damage and arson	30
Public order	24
Drugs	20
Robbery	16
Burglary	15
Bicycle theft	3
Other crime	2
Possession of weapons	1
Total incidents	590

Within 1 mile during Apr 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
Nower Hill High School	Secondary	0.5 miles	Outstanding — 25 Jan 2024
Marlborough Primary School	Primary	0.6 miles	Good — 13 Nov 2023
Pinner Park Primary School	Primary	0.6 miles	Good — 30 Apr 2024
Vaughan Primary School	Primary	0.6 miles	Outstanding — 11 Feb 2019
Norbury School	Primary	0.7 miles	Good — 12 Nov 2012

Rental Comparables

Rental listings exist nearby, but none matched the 3-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.28%

Max investor price (0.8%) £219,375

Target investor price (1%) £175,500

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).