# 3 bedroom semi-detached house for sale (HA2 8SN)

## Property Details

| Key | Value |
|-----|-------|
| Address | 91 CARLYON AVENUE, HARROW, GREATER LONDON HA2 8SN |
| Price | £269,950 |
| Bedrooms | 3 |
| Last sold | £260,000 Dec 2009 |

## Description

This three bedroom semi detached house with no upper chain is conveniently positioned for schools, shops and transport.  Benefitting from a modern kitchen and bathroom, double glazing and gas central heating, the property is in need of redecoration which is reflected in the realistic asking price.  Early viewings are recommended by the vendors sole agents.

## Property Photos

- ![Photo](/listings/photos/13031709/1629626)
- ![Photo](/listings/photos/13031709/1629627)

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #3206940
- **Address:** 91 Carlyon Avenue, HARROW, HA2 8SN
- **Certificate Issued:** 04/04/2006
- **Work Completed:** 19/10/2005
- **Items:** 1 window(s), 1 door(s)

### FENSA Certificate #16306907
- **Address:** 91 Carlyon Avenue, HARROW, HA2 8SN
- **Certificate Issued:** 19/05/2024
- **Work Completed:** 13/05/2024
- **Items:** 17 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 91 CARLYON AVENUE, HARROW, GREATER LONDON, HA2 8SN | £260,000 | 07/12/2009 | 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 |
|---------|-------|------|------|
| 49 WARWICK AVENUE, HARROW, GREATER LONDON, HA2 8RE | £415,000 | 15/12/2025 | Semi-detached |
| 8 BRENDON GARDENS, HARROW, GREATER LONDON, HA2 8NE | £530,000 | 12/12/2025 | Semi-detached |
| 88 ARUNDEL DRIVE, HARROW, GREATER LONDON, HA2 8PP | £630,000 | 01/12/2025 | Semi-detached |
| 161 ARUNDEL DRIVE, HARROW, GREATER LONDON, HA2 8PW | £585,000 | 14/11/2025 | Semi-detached |
| 38 ROXETH GROVE, HARROW, GREATER LONDON, HA2 8JG | £500,000 | 04/08/2025 | Semi-detached |
| 8 TORRINGTON DRIVE, HARROW, GREATER LONDON, HA2 8NF | £490,000 | 28/07/2025 | Semi-detached |
| 37 ST MARGARETS AVENUE, HARROW, GREATER LONDON, HA2 8BZ | £484,000 | 12/06/2025 | Semi-detached |
| 5 SHERWOOD ROAD, HARROW, GREATER LONDON, HA2 8AW | £800,000 | 28/02/2025 | Semi-detached |
| 10 WOOD END AVENUE, HARROW, GREATER LONDON, HA2 8NX | £605,000 | 20/02/2025 | Semi-detached |
| 47 HOLYROOD AVENUE, HARROW, GREATER LONDON, HA2 8UD | £550,000 | 14/10/2024 | Semi-detached |
| 7 BEECHWOOD AVENUE, HARROW, GREATER LONDON, HA2 8BT | £575,000 | 20/11/2023 | Semi-detached |
| 47 TORRINGTON DRIVE, HARROW, GREATER LONDON, HA2 8ND | £620,000 | 27/10/2023 | Semi-detached |
| 86 ARUNDEL DRIVE, HARROW, GREATER LONDON, HA2 8PP | £460,000 | 27/10/2023 | Semi-detached |
| 8 SOMERVELL ROAD, HARROW, GREATER LONDON, HA2 8TU | £485,000 | 08/08/2023 | Semi-detached |
| 36 WOOD END AVENUE, HARROW, GREATER LONDON, HA2 8NX | £565,000 | 20/07/2023 | Semi-detached |
| 253 EASTCOTE LANE, HARROW, GREATER LONDON, HA2 8RR | £620,000 | 26/06/2023 | Semi-detached |
| 72 SOMERVELL ROAD, HARROW, GREATER LONDON, HA2 8TT | £566,500 | 23/06/2023 | Semi-detached |
| 2 WOOD END AVENUE, HARROW, GREATER LONDON, HA2 8NX | £575,000 | 18/05/2023 | Semi-detached |
| 39 ALEXANDRA AVENUE, HARROW, GREATER LONDON, HA2 8PQ | £740,000 | 28/04/2023 | Semi-detached |
| 313 EASTCOTE LANE, HARROW, GREATER LONDON, HA2 8RU | £621,000 | 17/04/2023 | Semi-detached |

**Area average:** £570,825 (20 sales)

## Price vs local average

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

- **Local average:** £586,269 (37 Semi-detached, HA2, 2024–2026)
- **Deviation:** -54%

## Rental Range

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

- **Low:** £1,589/mo
- **Realistic:** £1,766/mo
- **Optimistic:** £1,943/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

## 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 | As seen on |
|------|------|------|------|
| 3 Bed Flat, Park Lane, HA2 | £2,000/mo | 3 | OpenRent |
| 3 Bed Terraced House, Exeter Road, HA2 | £2,250/mo | 3 | OpenRent |
| 3 Bed Terraced House, Stiven Crescent, HA2 | £2,300/mo | 3 | OpenRent |
| 3 Bed Semi-Detached House, Danemead Grove, UB5 | £2,600/mo | 3 | OpenRent |

**Average rent: £2,288/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.84% (okay)
- **Max investor price (0.8%):** £284,375
- **Target investor price (1%):** £227,500

*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 £2,275/mo).*

- **Gross yield:** 10.1%
- **Cost-to-rent:** 9.9×
- **Monthly cashflow:** £959/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 14.7%

*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:** 4%
- **10y growth:** 12.7%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -0.5%
- **5y growth (index):** 9.2%
- **10y growth (index):** 21.7%

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)