Detached 2 sales on record

HOMESTEAD

38 WATSON AVENUE, NOTTINGHAM, CITY OF NOTTINGHAM, NG3 7BL

£380,000

Location

Map view View on Google Maps View on OpenStreetMap Street View NG3 7BL

Nearby

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

Type	Name	Distance
Shop	JTS Cars	0.1 miles
Bus stop	Bakerdale Road	0.1 miles
Hospital	Thorneywood	0.6 miles
Train station	Netherfield	1.4 miles
University	Chaucer Study Space	1.8 miles

Property details

Tenure

Freehold

Property type

Detached

Bedrooms

Bathrooms

Last sold

£380,000 Feb 2026

Local average

£340,113 (40 sales)

Street crime

341 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	18/02/2026	£380,000	Detached	+61.7%	£379,240 to April 2026	View transaction
Sold	07/04/2016	£235,000	Detached	—	£377,058 to April 2026	View transaction

Historic listings

Listing and sale events only where we matched the listing page to a Land Registry sale already on record for this address.

Event	Date	Price
sold	01/01/2026	£380,000
listed	04/06/2025	£390,000
sold	01/01/2016	£235,000
sold	01/01/2008	£215,000
sold	01/01/2004	£177,500

Photos · Open listing

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
30 LANCASTER ROAD, NOTTINGHAM, CITY OF NOTTINGHAM, NG3 7AH	£300,000	18/03/2026	Detached
8 CATTERLEY HILL ROAD, NOTTINGHAM, CITY OF NOTTINGHAM, NG3 7AR	£330,000	19/12/2025	Detached
18 BENTLEY AVENUE, NOTTINGHAM, CITY OF NOTTINGHAM, NG3 7AX	£245,000	03/02/2025	Detached
1 HOLLYDALE ROAD, NOTTINGHAM, CITY OF NOTTINGHAM, NG3 7GZ	£320,000	08/12/2023	Detached
32 BROOKLANDS ROAD, NOTTINGHAM, CITY OF NOTTINGHAM, NG3 7AL	£300,000	13/10/2023	Detached
20 SUTHERLAND ROAD, NOTTINGHAM, CITY OF NOTTINGHAM, NG3 7AP	£195,000	27/09/2023	Detached
10 ASHDALE ROAD, NOTTINGHAM, CITY OF NOTTINGHAM, NG3 7BD	£180,000	23/08/2023	Detached
39 BENTLEY AVENUE, NOTTINGHAM, CITY OF NOTTINGHAM, NG3 7AX	£210,000	14/07/2023	Detached
45 DALEVIEW ROAD, NOTTINGHAM, CITY OF NOTTINGHAM, NG3 7AJ	£430,000	02/05/2023	Detached
64 SWAINS AVENUE, NOTTINGHAM, CITY OF NOTTINGHAM, NG3 7AU	£370,000	13/04/2023	Detached
9 SUNNYDALE ROAD, BAKERSFIELD, NOTTINGHAM, CITY OF NOTTINGHAM, NG3 7GG	£330,000	31/03/2023	Detached
100 BAKERDALE ROAD, BAKERSFIELD, NOTTINGHAM, CITY OF NOTTINGHAM, NG3 7GH	£320,000	23/03/2023	Detached
51 SUNNYDALE ROAD, BAKERSFIELD, NOTTINGHAM, CITY OF NOTTINGHAM, NG3 7GG	£290,000	20/03/2023	Detached
17 BENTLEY AVENUE, NOTTINGHAM, CITY OF NOTTINGHAM, NG3 7AX	£390,000	01/03/2023	Detached
26 CATTERLEY HILL ROAD, NOTTINGHAM, CITY OF NOTTINGHAM, NG3 7AR	£200,000	05/12/2022	Detached
26 FREDERICK AVENUE, CARLTON, NOTTINGHAM, GEDLING, NOTTINGHAMSHIRE, NG4 1HP	£355,000	28/11/2022	Detached
47 DALEVIEW ROAD, NOTTINGHAM, CITY OF NOTTINGHAM, NG3 7AJ	£280,000	24/11/2022	Detached
30 BAKERDALE ROAD, BAKERSFIELD, NOTTINGHAM, CITY OF NOTTINGHAM, NG3 7GH	£300,000	23/11/2022	Detached
50 OAKDALE ROAD, NOTTINGHAM, CITY OF NOTTINGHAM, NG3 7EG	£275,000	07/11/2022	Detached
3A FREDERICK AVENUE, CARLTON, NOTTINGHAM, GEDLING, NOTTINGHAMSHIRE, NG4 1HP	£270,000	31/10/2022	Detached

Area average: £294,500 (20 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same bedrooms and property type.

Capital growth trend

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

5y growth 7.9%

10y growth 28%

House Price Index (HM Land Registry — official index, not sold-price averages): City of Nottingham. Series: Detached. As of April 2026.

1y (index) 0.7%

5y (index) 18%

10y (index) 60.5%

Rental Range

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

Low £905/mo

Realistic £1,006/mo

Optimistic £1,107/mo

Based on Local Authority from postcode lookup → Nottingham.

LHA (30th percentile) floor for Nottingham: Apr 2025 – Mar 2026

Rental Comparables

Residential lets in the area (all bedroom counts shown — none matched the 3-bedroom count for this property). Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
2 Bed Terraced House, Rossington Road, NG2	£900/mo	2	0.63 miles	OpenRent
2 Bed Flat, Eccles Way, NG3	£850/mo	2	0.64 miles	OpenRent
2 Bed Maisonette, Luther Close, NG3	£925/mo	2	0.84 miles	OpenRent
2 Bed Terraced House, Kimberley St, NG2	£900/mo	2	0.85 miles	OpenRent

Average rent: £894/mo (4 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.24%

Max investor price (0.8%) £112,500

Target investor price (1%) £90,000

Gross yield 2.8%

Cost-to-rent ratio 35.2×

Monthly cashflow £-711/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -7.7%

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).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).

Flood risk

Zone: 1

Risk: Low

Not in Flood Risk Area (no data)

Street-level crime

Category	Count
Violence and sexual offences	146
Criminal damage and arson	34
Vehicle crime	31
Other theft	25
Public order	24
Anti-social behaviour	22
Shoplifting	15
Other crime	14
Drugs	11
Robbery	8
Burglary	5
Possession of weapons	3
Theft from the person	3
Total incidents	341

Within 1 mile during May 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
Hogarth Academy	Primary	0.4 miles	Good — 15 Jun 2015
Standhill Infants' School	Primary	0.4 miles	Good — 26 Oct 2023
Nottingham Academy	Other	0.4 miles	Requires improvement — 18 Dec 2023
Iona School	Other	0.4 miles	Good — 26 Sep 2021
Parkdale Primary School	Primary	0.6 miles	Good — 19 Dec 2022

FENSA

No FENSA certificates found for this address.

# HOMESTEAD, 38 WATSON AVENUE, NOTTINGHAM, CITY OF NOTTINGHAM, NG3 7BL

## Property details

- Slug: `7d11d2c` (address key hash: `7d11d2c3c023566cd3b08be3d3d01de19b15be28`)
- Postcode: NG3 7BL
- Transactions on record: 2

- Tenure: Freehold
- Property type: Detached
- Bedrooms: 3
- Bathrooms: 1
- Last sold: £380,000 Feb 2026
- Local average: £340,113 (40 sales)
- Street crime: 341 incidents within 1 mile (May 2026)

## Latest sale

- Price: £380,000
- Date: 2026-02-18
- Type: D
- Tenure: F

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-18 | £380,000 | Detached | +61.7% | £379,240 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673f-78a9-d8ea-e063-4704a8c0bf7d) |
| Sold | 2016-04-07 | £235,000 | Detached | — | £377,058 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/31fb4c17-c70a-57b9-e050-a8c063053436) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| HOMESTEAD, 38 WATSON AVENUE, NOTTINGHAM, CITY OF NOTTINGHAM, NG3 7BL | £380,000 | 18/02/2026 | Detached |
| HOMESTEAD, 38 WATSON AVENUE, NOTTINGHAM, CITY OF NOTTINGHAM, NG3 7BL | £235,000 | 07/04/2016 | Detached |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [162843041](http://87.117.209.195:8080/listings/d17ad21)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £380,000 |
| listed | 2025-06-04 | £390,000 |
| sold | 2016-01-01 | £235,000 |
| sold | 2008-01-01 | £215,000 |
| sold | 2004-01-01 | £177,500 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 30 LANCASTER ROAD, NOTTINGHAM, CITY OF NOTTINGHAM, NG3 7AH | £300,000 | 18/03/2026 | Detached |
| 8 CATTERLEY HILL ROAD, NOTTINGHAM, CITY OF NOTTINGHAM, NG3 7AR | £330,000 | 19/12/2025 | Detached |
| 18 BENTLEY AVENUE, NOTTINGHAM, CITY OF NOTTINGHAM, NG3 7AX | £245,000 | 03/02/2025 | Detached |
| 1 HOLLYDALE ROAD, NOTTINGHAM, CITY OF NOTTINGHAM, NG3 7GZ | £320,000 | 08/12/2023 | Detached |
| 32 BROOKLANDS ROAD, NOTTINGHAM, CITY OF NOTTINGHAM, NG3 7AL | £300,000 | 13/10/2023 | Detached |
| 20 SUTHERLAND ROAD, NOTTINGHAM, CITY OF NOTTINGHAM, NG3 7AP | £195,000 | 27/09/2023 | Detached |
| 10 ASHDALE ROAD, NOTTINGHAM, CITY OF NOTTINGHAM, NG3 7BD | £180,000 | 23/08/2023 | Detached |
| 39 BENTLEY AVENUE, NOTTINGHAM, CITY OF NOTTINGHAM, NG3 7AX | £210,000 | 14/07/2023 | Detached |
| 45 DALEVIEW ROAD, NOTTINGHAM, CITY OF NOTTINGHAM, NG3 7AJ | £430,000 | 02/05/2023 | Detached |
| 64 SWAINS AVENUE, NOTTINGHAM, CITY OF NOTTINGHAM, NG3 7AU | £370,000 | 13/04/2023 | Detached |
| 9 SUNNYDALE ROAD, BAKERSFIELD, NOTTINGHAM, CITY OF NOTTINGHAM, NG3 7GG | £330,000 | 31/03/2023 | Detached |
| 100 BAKERDALE ROAD, BAKERSFIELD, NOTTINGHAM, CITY OF NOTTINGHAM, NG3 7GH | £320,000 | 23/03/2023 | Detached |
| 51 SUNNYDALE ROAD, BAKERSFIELD, NOTTINGHAM, CITY OF NOTTINGHAM, NG3 7GG | £290,000 | 20/03/2023 | Detached |
| 17 BENTLEY AVENUE, NOTTINGHAM, CITY OF NOTTINGHAM, NG3 7AX | £390,000 | 01/03/2023 | Detached |
| 26 CATTERLEY HILL ROAD, NOTTINGHAM, CITY OF NOTTINGHAM, NG3 7AR | £200,000 | 05/12/2022 | Detached |
| 26 FREDERICK AVENUE, CARLTON, NOTTINGHAM, GEDLING, NOTTINGHAMSHIRE, NG4 1HP | £355,000 | 28/11/2022 | Detached |
| 47 DALEVIEW ROAD, NOTTINGHAM, CITY OF NOTTINGHAM, NG3 7AJ | £280,000 | 24/11/2022 | Detached |
| 30 BAKERDALE ROAD, BAKERSFIELD, NOTTINGHAM, CITY OF NOTTINGHAM, NG3 7GH | £300,000 | 23/11/2022 | Detached |
| 50 OAKDALE ROAD, NOTTINGHAM, CITY OF NOTTINGHAM, NG3 7EG | £275,000 | 07/11/2022 | Detached |
| 3A FREDERICK AVENUE, CARLTON, NOTTINGHAM, GEDLING, NOTTINGHAMSHIRE, NG4 1HP | £270,000 | 31/10/2022 | Detached |

**Area average:** £294,500 (20 sales)

## Capital growth trend

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

- **5y growth:** 7.9%
- **10y growth:** 28%

## House Price Index (HM Land Registry)

*Official index for City of Nottingham; Detached series; as of April 2026.*

- **1y growth (index):** 0.7%
- **5y growth (index):** 18%
- **10y growth (index):** 60.5%

## Rental Range

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

- **Low:** £905/mo
- **Realistic:** £1,006/mo
- **Optimistic:** £1,107/mo

## LHA (Local Housing Allowance)

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

## Rental Comparables

*Residential lets in the area (all bedroom counts shown — none matched the 3-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Terraced House, Rossington Road, NG2 | £900/mo | 2 | 0.63 miles | OpenRent |
| 2 Bed Flat, Eccles Way, NG3 | £850/mo | 2 | 0.64 miles | OpenRent |
| 2 Bed Maisonette, Luther Close, NG3 | £925/mo | 2 | 0.84 miles | OpenRent |
| 2 Bed Terraced House, Kimberley St, NG2 | £900/mo | 2 | 0.85 miles | OpenRent |

**Average rent: £894/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.24% (weak for cashflow)
- **Max investor price (0.8%):** £112,500
- **Target investor price (1%):** £90,000

*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 £900/mo).*

- **Gross yield:** 2.8%
- **Cost-to-rent:** 35.2×
- **Monthly cashflow:** £-711/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -7.7%

*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).*

## 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)

## Street-level crime

| Category | Count |
|----------|-------|
| Violence and sexual offences | 146 |
| Criminal damage and arson | 34 |
| Vehicle crime | 31 |
| Other theft | 25 |
| Public order | 24 |
| Anti-social behaviour | 22 |
| Shoplifting | 15 |
| Other crime | 14 |
| Drugs | 11 |
| Robbery | 8 |
| Burglary | 5 |
| Possession of weapons | 3 |
| Theft from the person | 3 |
| **Total incidents** | **341** |

*Within 1 mile during May 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Hogarth Academy | Primary | 0.4 miles | Good — 15 Jun 2015 |
| Standhill Infants' School | Primary | 0.4 miles | Good — 26 Oct 2023 |
| Nottingham Academy | Other | 0.4 miles | Requires improvement — 18 Dec 2023 |
| Iona School | Other | 0.4 miles | Good — 26 Sep 2021 |
| Parkdale Primary School | Primary | 0.6 miles | Good — 19 Dec 2022 |