Sold STC Flat

85 NICHOLSON COURT

HEREFORD, HEREFORDSHIRE HR4 9TD

1 beds 1 baths 431 sq ft Listed 8 Jan 2021 (-1987d)

£95,000

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# 1 bedroom apartment for sale (HR4 9TD)

## Property Details

| Key | Value |
|-----|-------|
| Address | 85 NICHOLSON COURT, HEREFORD, HEREFORDSHIRE HR4 9TD |
| Price | £95,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1967-1975 |
| Floor area | 40 m² |
| Last sold | £95,000 Jun 2021 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 11/07/2029
- **Current heating cost:** £528/year

### Recommendations
- B (1,500)
- W2 (6,000)
- C (30)
- L2 (1,200)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0359-2862-6035-9391-5181)

## Description

Outskirts of city a 1 bedroom ground floor apartment with modern fitted shower room, excellent decorative order, ideal for investment or first time buyer.  No onward chain.

## Property Photos

- ![Photo 7](/listings/photos/101823701/686711) - Photo 7
- ![Photo 6](/listings/photos/101823701/686713) - Photo 6
- ![Photo 4](/listings/photos/101823701/686716) - Photo 4
- ![Photo 3](/listings/photos/101823701/686719) - Photo 3
- ![Photo 2](/listings/photos/101823701/686723) - Photo 2
- ![Photo 1](/listings/photos/101823701/686730) - Photo 1
- ![Photo 5](/listings/photos/101823701/686742) - Photo 5

## Floorplans

- ![Floorplan 1](/listings/photos/101823701/686746) - Floorplan 1

## EPC Graphs

- ![EPC Graph](/listings/photos/101823701/686752) - EPC Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 85 NICHOLSON COURT, HEREFORD, HEREFORDSHIRE, HR4 9TD | £95,000 | 24/06/2021 | Flat |
| 85 NICHOLSON COURT, HEREFORD, HEREFORDSHIRE, HR4 9TD | £31,500 | 11/08/2000 | 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 |
| 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 |
| 67 NICHOLSON COURT, HEREFORD, HEREFORDSHIRE, HR4 9TD | £101,500 | 28/07/2025 | Flat |
| 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 |
| 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 |
| 52 NICHOLSON COURT, HEREFORD, HEREFORDSHIRE, HR4 9TD | £115,000 | 30/09/2022 | Flat |
| 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 |

**Area average:** £99,950 (20 sales)

## Price vs local average

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

- **Local average:** £120,625 (16 Flat, HR4, 2024–2026)
- **Deviation:** -21.2%

## 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 Flat, Nicholson Court, HR4 | £650/mo | 1 | 0.01 miles | OpenRent |
| 1 Bed Flat, Nicholson Court, HR4 | £700/mo | 1 | 0.01 miles | OpenRent |
| 1 Bed Flat, Bobblestock, HR4 | £650/mo | 1 | 0.02 miles | OpenRent |
| Studio Flat, Hereford, HR4 | £575/mo | 1 | 0.89 miles | OpenRent |
| 1 Bed Flat, Whitecross Road - Westfield House, HR4 | £775/mo | 1 | 0.89 miles | OpenRent |
| 1 Bed Flat, Whitecross Road, HR4 | £670/mo | 1 | 0.94 miles | OpenRent |
| 1 Bed Flat, Whitecross Road, HR4 | £750/mo | 1 | 1.09 miles | OpenRent |
| 1 Bed End Terrace, Regent Gardens, HR1 | £600/mo | 1 | 1.23 miles | OpenRent |
| 1 Bed End Terrace, Regent Gardens, HR1 | £600/mo | 1 | 1.23 miles | OpenRent |

**Average rent: £663/mo (9 listings)**

## 1% Rule

- **Rent ratio:** 0.68% (weak for cashflow)
- **Max investor price (0.8%):** £81,250
- **Target investor price (1%):** £65,000

*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 £650/mo).*

- **Gross yield:** 8.2%
- **Cost-to-rent:** 12.2×
- **Monthly cashflow:** £186/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 8.1%

*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:** £2,375/m²

## Capital growth trend

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

- **5y growth:** -16.1%
- **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)

Photo 7 Photo 6 Photo 4 Photo 3 Photo 2 Photo 1 Photo 5

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Property details

Tenure

LEASEHOLD

Floor area

40 m²

EPC rating

Year built

England and Wales: 1967-1975

Last sold

£95,000 Jun 2021

Price per m²

£2,375/m²

Local average

£120,625 (-21.2%)

Deprivation

Decile 8 (24,577 of 33,755)

Street crime

41 incidents within 1 mile (Apr 2026)

Key features

Popular residential location
1 bedroom ground floor flat
Good decorative order
Modern shower room
Ideal for first time buyer/investment
NO ONWARD CHAIN

Additional details

Parking: Yes

Description

Outskirts of city a 1 bedroom ground floor apartment with modern fitted shower room, excellent decorative order, ideal for investment or first time buyer. No onward chain.

Listed by

Hereford

Flint & Cook

Reference: 101823701

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 12/07/2019

Expiry date: 11/07/2029

Current heating cost: £528/year

Potential heating cost: £271/year

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Cavity wall insulation (1,500)
Floor insulation (solid floor) (6,000)
Increase hot water cylinder insulation (30)
High heat retention storage heaters and dual immersion cylinder (1,200)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC Graph

Price history

202% since 2000

Event	Date	Price	% change
Sold	24/06/2021 (4 years ago)	£95,000	+201.6%
Sold	11/08/2000 (25 years ago)	£31,500	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

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

Address	Price	Date	Type
34 NICHOLSON COURT, HEREFORD, HEREFORDSHIRE, HR4 9LX	£100,000	08/11/2025	Flat
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
67 NICHOLSON COURT, HEREFORD, HEREFORDSHIRE, HR4 9TD	£101,500	28/07/2025	Flat
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
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
52 NICHOLSON COURT, HEREFORD, HEREFORDSHIRE, HR4 9TD	£115,000	30/09/2022	Flat
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

Area average: £99,950 (20 sales)

Capital growth trend

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

5y growth -16.1%

10y growth 11.9%

House Price Index (HM Land Registry — official index, not sold-price averages): Herefordshire. Series: Flats and maisonettes. As of March 2026.

1y (index) -5.4%

5y (index) 4.8%

10y (index) 21.6%

Rental Range

Estimated market rent for Herefordshire, County of. Low = conservative, Realistic = average, Optimistic = best case.

Low £728/mo

Realistic £809/mo

Optimistic £890/mo

Based on Local Authority from postcode lookup → Herefordshire, County of.

LHA (30th percentile) floor for Herefordshire: £474/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View HR4 9TD

Nearby

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

Type	Name	Distance
Bus stop	Doncaster Avenue	0.1 miles
Bus stop	Co-op Store	0.1 miles
Shop	One Stop	0.4 miles
Shop	Metal Work Supplies	0.6 miles
Train station	Hereford	1.6 miles
Train station	Broomy Hill	1.7 miles
Hospital	Nuffield Health Hereford Hospital	1.9 miles

Street-level crime

Category	Count
Violence and sexual offences	23
Other theft	7
Shoplifting	4
Burglary	2
Bicycle theft	1
Criminal damage and arson	1
Drugs	1
Other crime	1
Possession of weapons	1
Total incidents	41

Within 1 mile during Apr 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
Trinity Primary School	Primary	0.4 miles	Good — 26 Feb 2014
G.E.M Hereford	Other	0.5 miles	Good — 10 Sep 2024
Whitecross Hereford	Secondary	0.5 miles	Good — 17 Jul 2023
The Brookfield School	Other	0.6 miles	Requires improvement — 15 Nov 2021
Holmer CofE Academy	Primary	0.8 miles	Outstanding — 6 May 2019

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 Flat, Nicholson Court, HR4	£650/mo	1	0.01 miles	OpenRent
1 Bed Flat, Nicholson Court, HR4	£700/mo	1	0.01 miles	OpenRent
1 Bed Flat, Bobblestock, HR4	£650/mo	1	0.02 miles	OpenRent
Studio Flat, Hereford, HR4	£575/mo	1	0.89 miles	OpenRent
1 Bed Flat, Whitecross Road - Westfield House, HR4	£775/mo	1	0.89 miles	OpenRent
1 Bed Flat, Whitecross Road, HR4	£670/mo	1	0.94 miles	OpenRent
1 Bed Flat, Whitecross Road, HR4	£750/mo	1	1.09 miles	OpenRent
1 Bed End Terrace, Regent Gardens, HR1	£600/mo	1	1.23 miles	OpenRent
1 Bed End Terrace, Regent Gardens, HR1	£600/mo	1	1.23 miles	OpenRent

Average rent: £663/mo (9 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.68%

Max investor price (0.8%) £81,250

Target investor price (1%) £65,000

Gross yield 8.2%

Cost-to-rent ratio 12.2×

Monthly cashflow £186/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 8.1%

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).