# 3 bedroom detached house for sale (NG9 5DG) ## Property Details | Key | Value | |-----|-------| | Address | 38 ALLISON GARDENS, NOTTINGHAM, BEESTON, NOTTINGHAMSHIRE NG9 5DG | | Price | £400,000 | | Bedrooms | 3 | | Bathrooms | 1 | | Last sold | £370,000 Aug 2023 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 08/12/2032 - **Current heating cost:** £586/year - **Est. upgrade cost to C:** £14,515 ### Recommendations - W2 (£4,000 - £6,000) - E (£15) - 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/9310-2651-4220-2602-6285) ## Description An extended detached home that sits in a quiet no through road and provides really good accommodation, with the potential to extend further, subject to the required approval being obtained. The house has a large hall and an "L" shaped lounge and dining room, with the remaining ground floor accommodation including a kitchen and lean to conservatory, a utility room and shower room. On the first floor are three good sized bedrooms and a bathroom. The plot for this property lends itself well to extension to the side where there is currently, a large single garage and further space beyond. The wide frontage also includes a paved drive with ample space for two or more cars to be parked. The house has been well maintained and now presents an opportunity for a buyer to update it to their own choice and specification. There is no upward chain involved and the property is to be sold with vacant possession. The Energy Performance rating is being prepared and viewing is recommended. residential-property-cp-walker **Hallway** A composite front door with a double glazed panel opaque glass opens into the spacious entrance hall which is an addition to the property to the side. Adjacent to the front door is a full height double glazed window with opaque glass and a further double glazed side aspect window. The entrance hall has an area of quarry tiled flooring with carpet and a double radiator as well as a single radiator and four wall light points. Beneath the staircase is a useful storage cupboard with louvre fronted doors and there is a further single radiator. A wooden half turning staircase with open treads rises to the first floor landing. **Living Area** 3.48m (11'5) x 5.97m (19'7) at widest This is a front aspect room with a large double glazed picture window with tilt and turn windows to either side and a large single radiator beneath. The focal point of the room is a stone fireplace with a composite stone hearth and an inset coal effect gas fire. The room has coving throughout and fitted carpet, three wall light points and a television connection point. **Dining Area** 2.13m (7') x 3.35m (11') Located to the rear of the lounge, this is a side facing room with an opaque paned double glazed window and radiator beneath, a fitted carpet and coving to the ceiling. Additionally there is a glazed serving hatch through to the kitchen and a glazed door returns to the hallway. An opening enters into the living area. **Kitchen** 2.01m (6'7) x 5.97m (19'7) The kitchen spans the width of the rear of the property and has a comprehensive range of wooden effect fronted cupboards at base level with drawers and an integrated dishwasher and further matching wall hung cabinets as well as a larder style sliding drawer and an integrated fridge and freezer. There is a gas connection for a cooker point, a twin bowl single drainer stainless steel unit with a mixer tap that is set into a granite effect working surface. The walls behind the surfaces are tiled and there is a breakfast are at the far end of the room. Throughout the kitchen are inset ceiling spotlights and tile effect vinyl flooring as well as an upright radiator and double glazed windows that look onto the rear garden. Further double glazed doors open into a small lean to conservatory which has direct access into the garden. At one side of the kitchen is a door that leads into a very useful utility area. **Utility Area** 3.23m (10'7) x 2.34m (7'8) at widest This has a Butler style sink and fitted cupboards, quarry tiled flooring and plumbing for an automatic washing machine. Also within this area is a radiator and a composite double glazed rear door into the garden. **Cloakroom** 2.21m (7'3) x 1.24m (4'1) The cloakroom has a wall hung wash hand basin with tiling surrounding it, a low level flush WC and a fully tiled and enclosed shower area with a Triton electric shower. This room has a double glazed window with opaque panes and quark tiled flooring. **Landing** 2.59m (8'6) x 2.57m (8'5) The staircase to the first floor landing which has a double glazed window to the side aspect and a wall light point with a fitted carpet and a single panel radiator. This is a good open space with a minstrel style gallery and access to all first floor rooms. **Bedroom 1** 4.62m (15'2) x 3.33m (10'11) A sizeable master bedroom with a front facing double glazed window and a radiator beneath. The room has a bank of six fitted wall to wall and floor to ceiling wardrobes with a central dressing table and drawers and open shelving as well as overhead top lockers. The room has twin wall light points and a fitted carpet. **Bedroom 2** 3.84m (12'7) to back of wardrobes x 3.3m (10'10) Situated at the rear of the house this is a good sized double bedroom with a double glazed window, radiator and fitted carpet. There is coving to the ceiling and a triple built in wardrobe which has hanging space and shelving and sliding doors. **Bedroom 3** 3.66m (12') x 2.54m (8'4) Another very good sized room that could accommodate a double bed and is a double aspect bedroom with windows to the front and side elevations. Beneath the front window is a single panel radiator and there is a fitted carpet and coving to the ceiling as well as a built in cupboard that contains a combination central heating boiler. **Bathroom ** 2.01m (6'7) x 2.57m (8'5) The bathroom has been refitted in recent years and is a fully tiled room with a double glazed window with opaque panes. The white suite comprises an enclosed and fully tiled shower area above a panel enclosed bath, a pedestal wash hand basin and a low level flush WC. There is an upright vertical towel rail/radiator and light wood effect vinyl flooring with inset adjustable spot lights. **Garage** Attached to the side of the house is a large single garage with an up and over door and a rear double glazed window. There is a pedestrian door at the rear that opens into the garden. **Garden** Gardens surround the house on three sides. The front sits behind a dwarf brick wall with an opening onto a large brick block drive. There is an area of lawn with attractive borders that contain a variety of plants, shrubs and roses. A brick wall has a central arched gate that leads to a side garden space, currently with a paved path and borders to either side. Beyond this, is room for a garden shed or greenhouse. The back garden is enclosed to its boundaries by timber fencing with concrete posts and gravel boards. To the immediate rear of the house and accessible from the conservatory and utility room, is a two tier patio that spans the width of the house. From this, steps lead down to an oval lawn which has a surrounding paved path and further flower beds. **Council Tax Band is D** Local Authority: Broxtowe Borough Council For details of current Council Tax charges, visit **Local Area Information** For information on schools and other local area information, visit ## Property Photos - ![ (Main)](/listings/photos/129873494/1597673) - (Main) - ![Extra image](/listings/photos/129873494/1597674) - Extra image - ![Hall](/listings/photos/129873494/1597675) - Hall - ![Lounge](/listings/photos/129873494/1597676) - Lounge - ![Lounge](/listings/photos/129873494/1597677) - Lounge - ![Dining Room](/listings/photos/129873494/1597678) - Dining Room - ![Kitchen](/listings/photos/129873494/1597679) - Kitchen - ![Kitchen](/listings/photos/129873494/1597680) - Kitchen - ![Landing](/listings/photos/129873494/1597683) - Landing - ![Bedroom 1](/listings/photos/129873494/1597685) - Bedroom 1 - ![Bedroom 2](/listings/photos/129873494/1597690) - Bedroom 2 - ![Bedroom 3](/listings/photos/129873494/1597693) - Bedroom 3 - ![Bathroom](/listings/photos/129873494/1597696) - Bathroom - ![Back Garden](/listings/photos/129873494/1597700) - Back Garden ## Floorplans - ![Floor Pan](/listings/photos/129873494/1597703) - Floor Pan ## EPC Graphs - ![EPC Graph](/listings/photos/129873494/1597706) - EPC Graph ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 38 ALLISON GARDENS, BEESTON, NOTTINGHAM, BROXTOWE, NOTTINGHAMSHIRE, NG9 5DG | £370,000 | 11/08/2023 | 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 CLARKES LANE, CHILWELL, NOTTINGHAM, BROXTOWE, NOTTINGHAMSHIRE, NG9 5BL | £358,000 | 15/01/2026 | Detached | | 383A HIGH ROAD, CHILWELL, NOTTINGHAM, BROXTOWE, NOTTINGHAMSHIRE, NG9 5EA | £150,000 | 18/12/2025 | Detached | | 31 PERKINS WAY, CHILWELL, NOTTINGHAM, BROXTOWE, NOTTINGHAMSHIRE, NG9 5JD | £355,000 | 10/12/2025 | Detached | | 52 CLARKES LANE, CHILWELL, NOTTINGHAM, BROXTOWE, NOTTINGHAMSHIRE, NG9 5BL | £640,000 | 12/09/2025 | Detached | | 30 CLARKES LANE, CHILWELL, NOTTINGHAM, BROXTOWE, NOTTINGHAMSHIRE, NG9 5BL | £440,000 | 19/08/2025 | Detached | | [Same street] 25 ALLISON GARDENS, BEESTON, NOTTINGHAM, BROXTOWE, NOTTINGHAMSHIRE, NG9 5DG | £380,000 | 13/09/2024 | Detached | | [Same street] 18 ALLISON GARDENS, BEESTON, NOTTINGHAM, BROXTOWE, NOTTINGHAMSHIRE, NG9 5DG | £420,000 | 05/08/2024 | Detached | | [Same street] 15 ALLISON GARDENS, BEESTON, NOTTINGHAM, BROXTOWE, NOTTINGHAMSHIRE, NG9 5DG | £275,000 | 08/12/2023 | Detached | | [Same street] 68 ALLISON GARDENS, BEESTON, NOTTINGHAM, BROXTOWE, NOTTINGHAMSHIRE, NG9 5DG | £226,888 | 08/08/2023 | Detached | | 22 RUSKIN AVENUE, BEESTON, NOTTINGHAM, BROXTOWE, NOTTINGHAMSHIRE, NG9 5DH | £266,437 | 08/08/2023 | Detached | | 24 CLARKES LANE, CHILWELL, NOTTINGHAM, BROXTOWE, NOTTINGHAMSHIRE, NG9 5BL | £468,000 | 26/07/2023 | Detached | | 1 CHANTRY CLOSE, BEESTON, NOTTINGHAM, BROXTOWE, NOTTINGHAMSHIRE, NG9 5DJ | £385,000 | 16/12/2022 | Detached | | 297 HIGH ROAD, CHILWELL, NOTTINGHAM, BROXTOWE, NOTTINGHAMSHIRE, NG9 5DD | £300,000 | 20/10/2022 | Detached | | 5A THE CLOSE, BEESTON, NOTTINGHAM, BROXTOWE, NOTTINGHAMSHIRE, NG9 5DF | £585,000 | 05/10/2022 | Detached | | 36 HALLAMS LANE, BEESTON, NOTTINGHAM, BROXTOWE, NOTTINGHAMSHIRE, NG9 5FH | £842,000 | 22/08/2022 | Detached | | [Same street] 17 ALLISON GARDENS, BEESTON, NOTTINGHAM, BROXTOWE, NOTTINGHAMSHIRE, NG9 5DG | £330,000 | 04/07/2022 | Detached | | 1 WILMORE CLOSE, CHILWELL, NOTTINGHAM, BROXTOWE, NOTTINGHAMSHIRE, NG9 5GT | £330,000 | 14/04/2022 | Detached | | 64 REDLAND DRIVE, BEESTON, NOTTINGHAM, BROXTOWE, NOTTINGHAMSHIRE, NG9 5LE | £304,000 | 01/04/2022 | Detached | | 35 REDLAND DRIVE, BEESTON, NOTTINGHAM, BROXTOWE, NOTTINGHAMSHIRE, NG9 5JZ | £166,000 | 29/03/2022 | Detached | | 28 PERKINS WAY, CHILWELL, NOTTINGHAM, BROXTOWE, NOTTINGHAMSHIRE, NG9 5JB | £330,000 | 24/03/2022 | Detached | | 9 HALLAMS LANE, BEESTON, NOTTINGHAM, BROXTOWE, NOTTINGHAMSHIRE, NG9 5FH | £710,000 | 28/01/2022 | Detached | | 9 CALVERT CLOSE, CHILWELL, NOTTINGHAM, BROXTOWE, NOTTINGHAMSHIRE, NG9 5HG | £830,000 | 17/01/2022 | Detached | | 31 PERKINS WAY, CHILWELL, NOTTINGHAM, BROXTOWE, NOTTINGHAMSHIRE, NG9 5JD | £325,000 | 20/12/2021 | Detached | | [Same street] 50 ALLISON GARDENS, BEESTON, NOTTINGHAM, BROXTOWE, NOTTINGHAMSHIRE, NG9 5DG | £330,000 | 15/12/2021 | Detached | | 22 RUSKIN AVENUE, BEESTON, NOTTINGHAM, BROXTOWE, NOTTINGHAMSHIRE, NG9 5DH | £255,000 | 12/11/2021 | Detached | | [Same street] 18 ALLISON GARDENS, BEESTON, NOTTINGHAM, BROXTOWE, NOTTINGHAMSHIRE, NG9 5DG | £370,000 | 30/09/2021 | Detached | | 2 CHANTRY CLOSE, BEESTON, NOTTINGHAM, BROXTOWE, NOTTINGHAMSHIRE, NG9 5DJ | £270,000 | 31/08/2021 | Detached | **Street average:** £333,127 (7 sales) **Area average:** £415,472 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £399,614 (79 Detached, NG9, 2024–2026) - **Deviation:** +0.1% ## Rental Range *ONS Price Index of Private Rents (Broxtowe). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £855/mo - **Realistic:** £950/mo - **Optimistic:** £1,045/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Nottingham (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £748/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 | |------|------|------|------|------| | 3 Bed Terraced House, Wollaton Road, NG9 | £1,599/mo | 3 | 1.15 miles | OpenRent | **Average rent: £1,599/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.4% (weak for cashflow) - **Max investor price (0.8%):** £199,875 - **Target investor price (1%):** £159,900 *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 £1,599/mo).* - **Gross yield:** 4.8% - **Cost-to-rent:** 20.8× - **Monthly cashflow:** £-161/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -1.7% *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:** £3,361/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -3.3% - **10y growth:** 17.5% ## House Price Index (HM Land Registry) *Official index for Broxtowe; Detached series; as of April 2026.* - **1y growth (index):** -0.5% - **5y growth (index):** 21% - **10y growth (index):** 62.4% ## 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)