# 2 bedroom flat for sale (HA1 2BU)

## Property Details

| Key | Value |
|-----|-------|
| Address | 97, MASTERS COURT, LYON ROAD, HARROW, GREATER LONDON HA1 2BU |
| Price | £490,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Floor area | 67 m² |
| Last sold | £470,000 Feb 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** B
- **Expiry date:** 26/11/2028
- **Current heating cost:** £157/year

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2938-8964-7329-6218-6904)

## Description

Situated within a development in the town centre, this contemporary 2 bedroom eleventh floor flat offers a light and airy, open-plan living space with two double bedrooms, two bathrooms and a stunning private balcony.

Lyon Square is conveniently located moments from the wealth of shops, bars and restaurants in Harrow town centre. Harrow on the Hill Station is within easy reach. 

Please use the reference CHPK4639190 when contacting Foxtons.

## Property Photos

- ![Photo](/listings/photos/152948405/746181)
- ![Photo](/listings/photos/152948405/746182)
- ![Photo](/listings/photos/152948405/746183)
- ![Photo](/listings/photos/152948405/746184)
- ![Photo](/listings/photos/152948405/746185)
- ![Photo](/listings/photos/152948405/746186)
- ![Photo](/listings/photos/152948405/746187)
- ![Photo](/listings/photos/152948405/746188)
- ![Photo](/listings/photos/152948405/746189)

## Floorplans

- ![Floorplan area for info only, not for £/sq. ft valuation](/listings/photos/152948405/746190) - Floorplan area for info only, not for £/sq. ft valuation
- ![Floorplan 2](/listings/photos/152948405/746191) - Floorplan 2

## EPC Graphs

- ![EER](/listings/photos/152948405/746192) - EER

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| MASTERS COURT 97 LYON ROAD, HARROW, GREATER LONDON, HA1 2BU | £470,000 | 14/02/2025 | Flat |
| MASTERS COURT 97 LYON ROAD, HARROW, GREATER LONDON, HA1 2BU | £493,500 | 10/12/2018 | 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] MASTERS COURT 94 LYON ROAD, HARROW, GREATER LONDON, HA1 2BU | £375,000 | 10/12/2025 | Flat |
| DIAMOND COURT FLAT 1 GREENHILL WAY, HARROW, GREATER LONDON, HA1 1GZ | £298,000 | 31/03/2025 | Flat |
| PLATINUM HOUSE FLAT 212 LYON ROAD, HARROW, GREATER LONDON, HA1 2EX | £200,000 | 11/03/2025 | Flat |
| BALDWIN COURT 25 LYON ROAD, HARROW, GREATER LONDON, HA1 2SX | £338,000 | 14/09/2023 | Flat |
| CURTIS COURT 23 LYON ROAD, HARROW, GREATER LONDON, HA1 2EW | £345,000 | 31/08/2023 | Flat |
| 291 SECOND FLOOR FLAT STATION ROAD, HARROW, GREATER LONDON, HA1 2TA | £225,000 | 16/06/2023 | Flat |
| MASTERS COURT 47 LYON ROAD, HARROW, GREATER LONDON, HA1 2BT | £485,000 | 12/05/2023 | Flat |
| MOORE HOUSE FLAT 39 SHEEPCOTE ROAD, HARROW, GREATER LONDON, HA1 2RP | £227,500 | 04/05/2023 | Flat |
| PLATINUM HOUSE FLAT 214 LYON ROAD, HARROW, GREATER LONDON, HA1 2EX | £220,000 | 10/03/2023 | Flat |
| BYRON COURT FLAT 35 ST JOHNS ROAD, HARROW, GREATER LONDON, HA1 2RG | £475,000 | 06/03/2023 | Flat |
| KENSINGTON HEIGHTS, 13 - 25 FLAT 22 SHEEPCOTE ROAD, HARROW, GREATER LONDON, HA1 2LW | £350,000 | 31/10/2022 | Flat |
| BALDWIN COURT 31 LYON ROAD, HARROW, GREATER LONDON, HA1 2SX | £368,888 | 26/09/2022 | Flat |
| PLATINUM HOUSE FLAT 619 LYON ROAD, HARROW, GREATER LONDON, HA1 2EX | £100,000 | 13/09/2022 | Flat |
| PLATINUM HOUSE FLAT 325 LYON ROAD, HARROW, GREATER LONDON, HA1 2EX | £100,000 | 13/09/2022 | Flat |
| NIGHTINGALE COURT FLAT 13 SHEEPCOTE ROAD, HARROW, GREATER LONDON, HA1 2JB | £370,000 | 28/07/2022 | Flat |
| GROVE COURT 21 LYON ROAD, HARROW, GREATER LONDON, HA1 2AL | £555,000 | 01/07/2022 | Flat |
| BALDWIN COURT 28 LYON ROAD, HARROW, GREATER LONDON, HA1 2SX | £344,000 | 24/06/2022 | Flat |
| GROVE COURT 19 LYON ROAD, HARROW, GREATER LONDON, HA1 2AL | £480,000 | 06/05/2022 | Flat |
| NIGHTINGALE COURT FLAT 2 SHEEPCOTE ROAD, HARROW, GREATER LONDON, HA1 2JB | £405,000 | 22/04/2022 | Flat |
| DIAMOND COURT FLAT 8 GREENHILL WAY, HARROW, GREATER LONDON, HA1 1GZ | £320,000 | 08/04/2022 | Flat |
| ALPHA COURT, 5 FLAT 8 HAVELOCK PLACE, HARROW, GREATER LONDON, HA1 1DZ | £300,000 | 08/04/2022 | Flat |
| [Same street] MASTERS COURT 2 UNIT 2 LYON ROAD, HARROW, GREATER LONDON, HA1 2BU | £880,000 | 30/11/2021 | Other |

**Street average:** £627,500 (2 sales)
**Area average:** £325,319 (20 sales)

## Price vs local average

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

- **Local average:** £321,431 (46 Flat, HA1, 2024–2026)
- **Deviation:** +52.4%

## Rental Range

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

- **Low:** £1,583/mo
- **Realistic:** £1,759/mo
- **Optimistic:** £1,935/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,346/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, Lyon Road, HA1 | £2,400/mo | 2 | 0.07 miles | OpenRent |
| 2 Bed Flat, Nightingale Court, HA1 | £1,900/mo | 2 | 0.09 miles | OpenRent |
| 2 Bed Flat, Station Road, HA1 | £2,000/mo | 2 | 0.09 miles | OpenRent |
| 2 Bed Flat, Kensington Heights, HA1 | £1,850/mo | 2 | 0.09 miles | OpenRent |
| 2 Bed Flat, Byron Road, HA1 | £1,800/mo | 2 | 0.24 miles | OpenRent |
| 2 Bed Penthouse, Bluepoint Court, HA1 | £1,950/mo | 2 | 0.25 miles | OpenRent |

**Average rent: £1,983/mo (6 listings)**

## 1% Rule

- **Rent ratio:** 0.39% (weak for cashflow)
- **Max investor price (0.8%):** £240,625
- **Target investor price (1%):** £192,500

*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 £1,925/mo).*

- **Gross yield:** 4.7%
- **Cost-to-rent:** 21.2×
- **Monthly cashflow:** £-222/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -1.9%

*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:** £7,313/m²

## Capital growth trend

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

- **5y growth:** -5.5%
- **10y growth:** -0.5%

## House Price Index (HM Land Registry)

*Official index for Harrow; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -6.1%
- **5y growth (index):** -3.2%
- **10y growth (index):** 5.5%

## 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)