# 1 bedroom ground floor flat for sale (HR4 9TD)

## Property Details

| Key | Value |
|-----|-------|
| Address | 88 NICHOLSON COURT, HEREFORD, HEREFORDSHIRE HR4 9TD |
| Price | £99,950 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Last sold | £97,500 Jan 2022 |

## Description

This one bedroom flat would make an ideal first-time purchase, investment opportunity or retirement home with it being located on the ground floor. The property provides one double-sized bedroom, a living & dining room having kitchen off and a shower room. There are also store cupboards in the hall as well as communal gardens and ample communal parking. The property also benefits from the remainder of a 150 year lease which commenced in September 1979 (108 years remaining as at September 2021).

**Location **- the property is situated within the highly popular Bobblestock area of Hereford, standing approximately 2 miles north-west of Hereford city centre. A number of amenities can be found within the local area to include Co-Operative superstore and other shops, Trinity Primary School and Whitecross Secondary School, public house with restaurant, doctor's surgery and takeaway food outlets. There is also a regular bus service to the city centre offering a vast array of shops, bars, restaurants and facilities.

 

**Accommodation **- approached over a communal entrance, in detail the property comprises:

Hallway having double door shelved store cupboard, single door airing cupboard (housing the hot water immersion cylinder), power points, wood-effect laminate flooring, doors to bedroom, shower room and living & dining room.

Bedroom  9'8" x 11'10" (2.95m x 3.61m) with double-glazed window, power points, night storage heater, carpet flooring.

Shower Room with open-fronted cubicle having electric shower, WC, pedestal wash hand basin, tile flooring.

Living & Dining Room  16'2" x 10'0" (4.92m x 3.05m) with double-glazed window, TV aerial cable, telephone point, power points, night storage heater, wood-effect laminate flooring, door to:

Kitchen  7'0" x 5'10" (2.13m x 1.78m) with double-glazed window, range of fitted units and drawers, integrated fridge-freezer, under counter space for washing machine, work surface with inset sink, worktop 4-ring electric hob having built-in cooker under and extractor over, power points, tile flooring.

Outside - the Nicholson Court site offers communal lawn garden space with drying areas, bin stores and ample communal parking.

ROUTE DIRECTIONS     The property can be found by leaving Hereford city centre in a westerly direction along Whitecross Road. At the Whitecross Monument roundabout take the third exit onto Three Elms Road. Proceed along Three Elms Road and turn right onto Grandstand Road, after passing the Three Elms Retail Park. Proceed straight onto Sandown Drive and take the left turning onto Doncaster Avenue. Bear left at the top of the road and then right into the second car park. 

SERVICES    Mains electricity, mains water and mains drainage are connected to the property.  There is no gas.

LEASE - the 150 year lease commenced in September 1979.  The Ground Rent is £60 per annum as at August 2021 and the Maintenance Charge is £55 per month as at August 2021.

 

AGENT'S NOTE    None of the appliances or services mentioned in these particulars have been tested.  Whilst we endeavour to make our sales particulars accurate and reliable, if there is any point which is of particular importance to you, please contact this office and we will be pleased to check the information, particularly if contemplating travelling some distance to view the property.  All measurements are approximate.

TO VIEW Applicants may inspect the property by prior arrangement with Andrew Morris Estate Agents, 1 Bridge Street, Hereford - telephone   - email   - who will be pleased to make the necessary arrangements.  For your convenience, our Bridge Street office is open Monday to Friday from 9.00am to 5.30pm, and Saturday 9.00am to 12.30pm.  Outside office hours please contact Andrew Morris on   or  . 

 

MONEY LAUNDERING REGULATIONS To comply with Money Laundering Regulations, prospective purchasers will be asked to produce identification documentation at the time of making an offer.  We ask for your co-operation in order that there is no delay in agreeing the sale.

COUNCIL TAX BAND           A.

VENDOR'S SOLICITORS     TBC.

## Property Photos

- ![Front](/listings/photos/112233731/686710) - Front
- ![Living & Dining Room](/listings/photos/112233731/686714) - Living & Dining Room
- ![Kitchen](/listings/photos/112233731/686717) - Kitchen
- ![Bedroom 1](/listings/photos/112233731/686720) - Bedroom 1
- ![Shower Room](/listings/photos/112233731/686722) - Shower Room

## Floorplans

- ![Floorplan](/listings/photos/112233731/686733) - Floorplan

## EPC Graphs

- ![EPC](/listings/photos/112233731/686744) - EPC

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #7056204
- **Address:** 88 Nicholson Court, HEREFORD, HR4 9TD
- **Certificate Issued:** 28/12/2009
- **Work Completed:** 05/11/2009
- **Items:** 3 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 88 NICHOLSON COURT, HEREFORD, HEREFORDSHIRE, HR4 9TD | £97,500 | 21/01/2022 | Flat |
| 88 NICHOLSON COURT, HEREFORD, HEREFORDSHIRE, HR4 9TD | £90,000 | 16/11/2018 | Flat |
| 88 NICHOLSON COURT, HEREFORD, HEREFORDSHIRE, HR4 9TD | £85,000 | 16/03/2015 | 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 |
|---------|-------|------|------|
| 34 NICHOLSON COURT, HEREFORD, HEREFORDSHIRE, HR4 9LX | £100,000 | 08/11/2025 | Flat |
| [Same street] 64 NICHOLSON COURT, HEREFORD, HEREFORDSHIRE, HR4 9TD | £115,000 | 31/10/2025 | Flat |
| 35 NICHOLSON COURT, HEREFORD, HEREFORDSHIRE, HR4 9LX | £96,000 | 24/10/2025 | Flat |
| 18 NICHOLSON COURT, HEREFORD, HEREFORDSHIRE, HR4 9LX | £92,000 | 18/08/2025 | Flat |
| [Same street] 67 NICHOLSON COURT, HEREFORD, HEREFORDSHIRE, HR4 9TD | £101,500 | 28/07/2025 | Flat |
| [Same street] 69 NICHOLSON COURT, HEREFORD, HEREFORDSHIRE, HR4 9TD | £100,000 | 16/05/2025 | Flat |
| 33 NICHOLSON COURT, HEREFORD, HEREFORDSHIRE, HR4 9LX | £98,500 | 03/02/2025 | Flat |
| 34 NICHOLSON COURT, HEREFORD, HEREFORDSHIRE, HR4 9LX | £100,000 | 08/11/2024 | Flat |
| 54 CREST COURT, HEREFORD, HEREFORDSHIRE, HR4 9QD | £73,000 | 17/11/2023 | Flat |
| 45 CREST COURT, HEREFORD, HEREFORDSHIRE, HR4 9QD | £122,500 | 17/11/2023 | Flat |
| 28 CREST COURT, HEREFORD, HEREFORDSHIRE, HR4 9QD | £80,000 | 29/09/2023 | Flat |
| [Same street] 63 NICHOLSON COURT, HEREFORD, HEREFORDSHIRE, HR4 9TD | £85,000 | 08/06/2023 | Flat |
| 58 CHATSWORTH ROAD, HEREFORD, HEREFORDSHIRE, HR4 9HZ | £119,000 | 27/03/2023 | Flat |
| 22 NEWBURY COURT, HEREFORD, HEREFORDSHIRE, HR4 9NL | £99,000 | 28/10/2022 | Flat |
| 16 NEWBURY COURT, HEREFORD, HEREFORDSHIRE, HR4 9NL | £125,000 | 28/10/2022 | Flat |
| [Same street] 52 NICHOLSON COURT, HEREFORD, HEREFORDSHIRE, HR4 9TD | £115,000 | 30/09/2022 | Flat |
| [Same street] 53 NICHOLSON COURT, HEREFORD, HEREFORDSHIRE, HR4 9TD | £110,000 | 06/09/2022 | Flat |
| 9 LINGFIELD WALK, HEREFORD, HEREFORDSHIRE, HR4 9TR | £82,500 | 18/08/2022 | Flat |
| 20 CREST COURT, HEREFORD, HEREFORDSHIRE, HR4 9QD | £110,000 | 22/07/2022 | Flat |
| 41 LINGFIELD WALK, HEREFORD, HEREFORDSHIRE, HR4 9TR | £75,000 | 01/07/2022 | Flat |
| 32 NICHOLSON COURT, HEREFORD, HEREFORDSHIRE, HR4 9LX | £105,000 | 16/06/2022 | Flat |
| 15 CREST COURT, HEREFORD, HEREFORDSHIRE, HR4 9QD | £75,000 | 11/05/2022 | Flat |
| [Same street] 92 NICHOLSON COURT, HEREFORD, HEREFORDSHIRE, HR4 9TD | £93,500 | 25/04/2022 | Flat |
| [Same street] 62 NICHOLSON COURT, HEREFORD, HEREFORDSHIRE, HR4 9TD | £87,000 | 11/02/2022 | Flat |
| 10 FAKENHAM DRIVE, HEREFORD, HEREFORDSHIRE, HR4 9UQ | £76,000 | 04/02/2022 | Flat |
| 44 CREST COURT, HEREFORD, HEREFORDSHIRE, HR4 9QD | £100,000 | 23/12/2021 | Flat |
| 8 LINGFIELD WALK, HEREFORD, HEREFORDSHIRE, HR4 9TR | £85,000 | 10/12/2021 | Flat |
| 48 CREST COURT, HEREFORD, HEREFORDSHIRE, HR4 9QD | £102,500 | 08/12/2021 | Flat |
| [Same street] 85 NICHOLSON COURT, HEREFORD, HEREFORDSHIRE, HR4 9TD | £95,000 | 24/06/2021 | Flat |

**Street average:** £100,222 (9 sales)
**Area average:** £95,800 (20 sales)

## Price vs local average

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

- **Local average:** £120,625 (16 Flat, HR4, 2024–2026)
- **Deviation:** -17.1%

## Rental Range

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

- **Low:** £728/mo
- **Realistic:** £809/mo
- **Optimistic:** £890/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £474/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 |
|------|------|------|------|------|
| 1 Bed End Terrace, Regent Gardens, HR1 | £600/mo | 1 | 1.22 miles | OpenRent |
| 1 Bed End Terrace, Regent Gardens, HR1 | £600/mo | 1 | 1.22 miles | OpenRent |

**Average rent: £600/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.6% (weak for cashflow)
- **Max investor price (0.8%):** £75,000
- **Target investor price (1%):** £60,000

*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 £600/mo).*

- **Gross yield:** 7.2%
- **Cost-to-rent:** 13.9×
- **Monthly cashflow:** £121/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 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:** -7.5%
- **10y growth:** 11.9%

## House Price Index (HM Land Registry)

*Official index for Herefordshire; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -5.4%
- **5y growth (index):** 4.8%
- **10y growth (index):** 21.6%

## 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)