# 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:** 30.2%

## 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 |