# 1 bedroom maisonette for sale (HA2 8SN)

## Property Details

| Key | Value |
|-----|-------|
| Address | 131B, CARLYON AVENUE, HARROW, GREATER LONDON HA2 8SN |
| Price | £330,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Last sold | £240,000 Dec 2020 |

## Description

This charming 1 bed maisonette on the 1st floor of a semi-detached house boasts a lovely reception room, backing on to open plan kitchen, modern bathroom and bedroom with bay window.

Carlyon Avenue is in a lovely, residential part of Harrow, close to Alexandra Park, and Northolt Park Tube Station, and the local amenities of Ruislip Road. 

Please use the reference CHPK2982965 when contacting Foxtons.

## Property Photos

- ![Photo](/listings/photos/130349723/1629472)
- ![Photo](/listings/photos/130349723/1629473)
- ![Photo](/listings/photos/130349723/1629474)
- ![Photo](/listings/photos/130349723/1629475)
- ![Photo](/listings/photos/130349723/1629476)
- ![Photo](/listings/photos/130349723/1629477)
- ![Photo](/listings/photos/130349723/1629478)
- ![Photo](/listings/photos/130349723/1629481)
- ![Photo](/listings/photos/130349723/1629483)
- ![Photo](/listings/photos/130349723/1629486)
- ![Photo](/listings/photos/130349723/1629487)
- ![Photo](/listings/photos/130349723/1629490)
- ![Photo](/listings/photos/130349723/1629492)

## Floorplans

- ![Floorplan area for info only, not for £/sq. ft valuation](/listings/photos/130349723/1629494) - Floorplan area for info only, not for £/sq. ft valuation
- ![Floorplan 2](/listings/photos/130349723/1629496) - Floorplan 2

## EPC Graphs

- ![EER](/listings/photos/130349723/1629500) - EER

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 131B CARLYON AVENUE, HARROW, GREATER LONDON, HA2 8SN | £240,000 | 08/12/2020 | Flat |
| 131B CARLYON AVENUE, HARROW, GREATER LONDON, HA2 8SN | £73,500 | 29/10/1999 | 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] 131A CARLYON AVENUE, HARROW, GREATER LONDON, HA2 8SN | £355,000 | 15/09/2023 | Flat |
| 26A KENILWORTH AVENUE, HARROW, GREATER LONDON, HA2 8SA | £325,000 | 28/04/2023 | Flat |
| [Same street] 81C CARLYON AVENUE, HARROW, GREATER LONDON, HA2 8SN | £135,000 | 21/04/2023 | Flat |
| 2 FLAT 10 WALTON AVENUE, HARROW, GREATER LONDON, HA2 8FH | £275,000 | 15/07/2022 | Flat |
| 28 KENILWORTH AVENUE, HARROW, GREATER LONDON, HA2 8SA | £355,000 | 01/06/2022 | Flat |
| 35 IVY CLOSE, HARROW, GREATER LONDON, HA2 8RX | £270,000 | 26/05/2022 | Flat |
| 40 IVY CLOSE, HARROW, GREATER LONDON, HA2 8RX | £335,000 | 19/11/2021 | Flat |
| 20 IVY CLOSE, HARROW, GREATER LONDON, HA2 8RX | £325,000 | 30/09/2021 | Flat |
| 23 IVY CLOSE, HARROW, GREATER LONDON, HA2 8RX | £320,000 | 27/08/2021 | Flat |

**Street average:** £245,000 (2 sales)
**Area average:** £315,000 (7 sales)

## Price vs local average

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

- **Local average:** £274,370 (27 Flat, HA2, 2024–2026)
- **Deviation:** +20.3%

## 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):** £947/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 |
|------|------|------|------|------|
| Studio Flat, Balmoral Road, HA2 | £1,050/mo | 1 | 0.26 miles | OpenRent |
| Studio Flat, Malvern Avenue, HA2 | £1,250/mo | 1 | 0.42 miles | OpenRent |
| Studio Flat, Malvern Avenue, HA2 | £1,250/mo | 1 | 0.43 miles | OpenRent |

**Average rent: £1,183/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.38% (weak for cashflow)
- **Max investor price (0.8%):** £156,250
- **Target investor price (1%):** £125,000

*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 £1,250/mo).*

- **Gross yield:** 4.5%
- **Cost-to-rent:** 22×
- **Monthly cashflow:** £-200/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2.5%

*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:** 1.6%
- **10y growth:** 7.6%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -2.1%
- **5y growth (index):** -2.6%
- **10y growth (index):** 3.9%

## 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)