# 2 bedroom semi-detached house for sale (NG8 3AB)

## Property Details

| Key | Value |
|-----|-------|
| Address | 74 BEECHDALE ROAD, NOTTINGHAM, CITY OF NOTTINGHAM NG8 3AB |
| Price | £180,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Last sold | £177,000 Jul 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 02/02/2033
- **Current heating cost:** £600/year
- **Est. upgrade cost to C:** £10,900

### Recommendations
- W1 (£800 - £1,200)
- G (£350 - £450)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0273-1015-4232-8487-1204)

## Description

The Property

Purplebricks are delighted to welcome to the market this beautifully presented two bedroom home with off street parking and loft room.

Two Bedrooms and Loft Room - Modern Kitchen and Bathroom - Large Lounge  - Snug Room -Double Glazed - Private Rear Garden - Driveway  -  Close To Amenities

Ideal purchase for first time buyers, investors and families.

Located in close proximity to a range of local amenities including; excellent schools, supermarkets and pubs.

Public transport is well catered for by regular bus routes and M1 junction 26 is within easy reach via A610.

Accommodation comprises, refitted kitchen, living room, snug, garage, large storage space. To the first floor; two bedrooms, loft room and a modern family bathroom.

Externally there is a low maintenance rear garden with patio area and to the front of the property is off street parking.

Viewing Highly Recommended.

**Property ownership information**

Tenure: Freehold

Council tax band: A

Disclaimer for virtual viewingsSome or all information pertaining to this property may have been provided solely by the vendor, and although we always make every effort to verify the information provided to us, we strongly advise you to make further enquiries before continuing.

If you book a viewing or make an offer on a property that has had its valuation conducted virtually, you are doing so under the knowledge that this information may have been provided solely by the vendor, and that we may not have been able to access the premises to confirm the information or test any equipment. We therefore strongly advise you to make further enquiries before completing your purchase of the property to ensure you are happy with all the information provided.

## Property Photos

- ![Photo](/listings/photos/131519783/1614714)
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- ![Photo](/listings/photos/131519783/1614728)

## Floorplans

- ![Floorplan 1](/listings/photos/131519783/1614729) - Floorplan 1

## EPC Graphs

- ![epc](/listings/photos/131519783/1614730) - epc

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 74 BEECHDALE ROAD, NOTTINGHAM, CITY OF NOTTINGHAM, NG8 3AB | £177,000 | 21/07/2023 | 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 |
|---------|-------|------|------|
| 50 BEECHDALE ROAD, NOTTINGHAM, CITY OF NOTTINGHAM, NG8 3AJ | £169,000 | 31/10/2025 | Semi-detached |
| 34 DALLINGTON STREET, NOTTINGHAM, CITY OF NOTTINGHAM, NG8 3DJ | £300,000 | 02/11/2023 | Semi-detached |
| 3 FIRCROFT AVENUE, NOTTINGHAM, CITY OF NOTTINGHAM, NG8 3AL | £176,000 | 20/12/2022 | Semi-detached |
| 26 DALLINGTON STREET, NOTTINGHAM, CITY OF NOTTINGHAM, NG8 3DJ | £290,000 | 20/12/2022 | Semi-detached |
| 34 DALLINGTON STREET, NOTTINGHAM, CITY OF NOTTINGHAM, NG8 3DJ | £290,000 | 16/12/2022 | Semi-detached |
| 36 DALLINGTON STREET, NOTTINGHAM, CITY OF NOTTINGHAM, NG8 3DJ | £290,000 | 16/12/2022 | Semi-detached |
| 22 BRACKEN CLOSE, NOTTINGHAM, CITY OF NOTTINGHAM, NG8 3AN | £110,000 | 25/11/2022 | Semi-detached |
| 41 STRELLEY ROAD, NOTTINGHAM, CITY OF NOTTINGHAM, NG8 3AY | £160,000 | 28/10/2022 | Semi-detached |
| 1 FIRCROFT AVENUE, NOTTINGHAM, CITY OF NOTTINGHAM, NG8 3AL | £162,000 | 30/09/2022 | Semi-detached |
| 26 HIGHWOOD AVENUE, NOTTINGHAM, CITY OF NOTTINGHAM, NG8 3AF | £195,000 | 29/09/2022 | Semi-detached |
| 639 ASPLEY LANE, NOTTINGHAM, CITY OF NOTTINGHAM, NG8 5RY | £135,000 | 24/06/2022 | Semi-detached |
| 170 DENEWOOD CRESCENT, NOTTINGHAM, CITY OF NOTTINGHAM, NG8 3DE | £85,000 | 24/06/2022 | Semi-detached |
| 3 LARKWOOD CLOSE, NOTTINGHAM, CITY OF NOTTINGHAM, NG8 3BG | £100,000 | 10/06/2022 | Semi-detached |
| 22 NEWBOLD STREET, NOTTINGHAM, CITY OF NOTTINGHAM, NG8 3DP | £250,000 | 10/06/2022 | Semi-detached |
| 20 NEWBOLD STREET, NOTTINGHAM, CITY OF NOTTINGHAM, NG8 3DP | £250,000 | 10/06/2022 | Semi-detached |
| 16 NEWBOLD STREET, NOTTINGHAM, CITY OF NOTTINGHAM, NG8 3DP | £250,000 | 10/06/2022 | Semi-detached |
| 18 NEWBOLD STREET, NOTTINGHAM, CITY OF NOTTINGHAM, NG8 3DP | £250,000 | 10/06/2022 | Semi-detached |
| 12 NEWBOLD STREET, NOTTINGHAM, CITY OF NOTTINGHAM, NG8 3DP | £250,000 | 20/05/2022 | Semi-detached |
| 14 NEWBOLD STREET, NOTTINGHAM, CITY OF NOTTINGHAM, NG8 3DP | £250,000 | 20/05/2022 | Semi-detached |
| 8 NEWBOLD STREET, NOTTINGHAM, CITY OF NOTTINGHAM, NG8 3DP | £250,000 | 06/05/2022 | Semi-detached |

**Area average:** £210,600 (20 sales)

## Price vs local average

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

- **Local average:** £230,915 (63 Semi-detached, NG8, 2024–2026)
- **Deviation:** -22%

## Rental Range

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

- **Low:** £908/mo
- **Realistic:** £1,009/mo
- **Optimistic:** £1,110/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £648/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, Campbell Close, NG8 | £850/mo | 2 | 0.47 miles | OpenRent |

**Average rent: £850/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.47% (weak for cashflow)
- **Max investor price (0.8%):** £106,250
- **Target investor price (1%):** £85,000

*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 £850/mo).*

- **Gross yield:** 5.7%
- **Cost-to-rent:** 17.6×
- **Monthly cashflow:** £31/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.7%

*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).*

## Price per Square Metre

- **£/m²:** £2,000/m²

## Capital growth trend

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

- **5y growth:** 23.1%
- **10y growth:** 72.4%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 1.5%
- **5y growth (index):** 20.9%
- **10y growth (index):** 68.4%

## 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)