# 2 bedroom end of terrace house for sale (NG9 2BW)

## Property Details

| Key | Value |
|-----|-------|
| Address | 81 WINDSOR STREET, NOTTINGHAM, BEESTON, NOTTINGHAMSHIRE NG9 2BW |
| Price | £125,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 61 m² |
| Last sold | £121,000 Aug 2019 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 10/02/2029
- **Current heating cost:** £706/year
- **Est. upgrade cost to C:** £26,675

### Recommendations
- A2 (£850 - £1,500)
- Q (£4,000 - £14,000)
- W2 (£4,000 - £6,000)
- N (£4,000 - £6,000)
- U (£5,000 - £8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8561-7722-6700-5249-4992)

## Description

This TWO DOUBLE bedroom terrace property is offered for sale with NO CHAIN and would be an ideal purchase for first time buyer and investors alike.

The property is conveniently located for; Beeston town centre with all the amenities it offers, Beeston train station, bus routes, tram service and the A52 for Nottingham and Derby.

In brief the property comprises of, Lounge, Dining Room, Kitchen, Bathroom, Two Double Bedrooms and an enclosed rear garden.

Property ref: 121_1866_4729947

## Property Photos

- ![Photo](/listings/photos/79443689/1618287)
- ![Photo](/listings/photos/79443689/1618290)
- ![Photo](/listings/photos/79443689/1618291)
- ![Photo](/listings/photos/79443689/1618294)
- ![Photo](/listings/photos/79443689/1618296)
- ![Photo](/listings/photos/79443689/1618298)
- ![Photo](/listings/photos/79443689/1618300)
- ![Photo](/listings/photos/79443689/1618302)
- ![Photo](/listings/photos/79443689/1618304)
- ![Photo](/listings/photos/79443689/1618305)
- ![Photo](/listings/photos/79443689/1618306)
- ![Photo](/listings/photos/79443689/1618308)

## Floorplans

- ![Floorplan 1](/listings/photos/79443689/1618310) - Floorplan 1

## EPC Graphs

- ![EER](/listings/photos/79443689/1618313) - EER
- ![EIR](/listings/photos/79443689/1618316) - EIR

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #16206299
- **Address:** 81 Windsor Street, Beeston, NG9 2BW
- **Certificate Issued:** 10/03/2024
- **Work Completed:** 20/02/2024
- **Items:** 2 door(s)

### FENSA Certificate #4031592
- **Address:** 81 Windsor Street, Beeston, NG9 2BW
- **Certificate Issued:** 11/09/2006
- **Work Completed:** 29/04/2006
- **Items:** 7 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 81 WINDSOR STREET, BEESTON, NOTTINGHAM, BROXTOWE, NOTTINGHAMSHIRE, NG9 2BW | £121,000 | 09/08/2019 | Terraced |
| 81 WINDSOR STREET, BEESTON, NOTTINGHAM, BROXTOWE, NOTTINGHAMSHIRE, NG9 2BW | £48,000 | 28/02/2001 | Terraced |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| [Same street] 61 WINDSOR STREET, BEESTON, NOTTINGHAM, BROXTOWE, NOTTINGHAMSHIRE, NG9 2BW | £230,000 | 26/09/2025 | Terraced |
| 6 STORNOWAY COURT, BEESTON, NOTTINGHAM, BROXTOWE, NOTTINGHAMSHIRE, NG9 1QR | £230,000 | 25/07/2025 | Terraced |
| [Same street] 102 WINDSOR STREET, BEESTON, NOTTINGHAM, BROXTOWE, NOTTINGHAMSHIRE, NG9 2BW | £213,000 | 26/03/2025 | Terraced |
| [Same street] 95 WINDSOR STREET, BEESTON, NOTTINGHAM, BROXTOWE, NOTTINGHAMSHIRE, NG9 2BW | £550,000 | 13/01/2025 | Detached |
| 34 MURDEN WAY, BEESTON, NOTTINGHAM, BROXTOWE, NOTTINGHAMSHIRE, NG9 2WF | £180,000 | 27/11/2023 | Terraced |
| 39 DAGMAR GROVE, BEESTON, NOTTINGHAM, BROXTOWE, NOTTINGHAMSHIRE, NG9 2BH | £175,000 | 17/11/2023 | Terraced |
| 15 GRACE AVENUE, BEESTON, NOTTINGHAM, BROXTOWE, NOTTINGHAMSHIRE, NG9 2BX | £160,000 | 01/11/2023 | Terraced |
| 42 CLARKSON DRIVE, BEESTON, NOTTINGHAM, BROXTOWE, NOTTINGHAMSHIRE, NG9 2WA | £82,500 | 22/09/2023 | Terraced |
| 44 MURDEN WAY, BEESTON, NOTTINGHAM, BROXTOWE, NOTTINGHAMSHIRE, NG9 2WF | £173,000 | 04/08/2023 | Terraced |
| 21 DAGMAR GROVE, BEESTON, NOTTINGHAM, BROXTOWE, NOTTINGHAMSHIRE, NG9 2BH | £220,000 | 04/07/2023 | Terraced |
| 10 CLARKSON DRIVE, BEESTON, NOTTINGHAM, BROXTOWE, NOTTINGHAMSHIRE, NG9 2WA | £190,000 | 18/01/2023 | Terraced |
| [Same street] 49 WINDSOR STREET, BEESTON, NOTTINGHAM, BROXTOWE, NOTTINGHAMSHIRE, NG9 2BW | £205,000 | 16/12/2022 | Semi-detached |
| 192 QUEENS ROAD, BEESTON, NOTTINGHAM, BROXTOWE, NOTTINGHAMSHIRE, NG9 2DB | £190,000 | 09/12/2022 | Terraced |
| 21 DAGMAR GROVE, BEESTON, NOTTINGHAM, BROXTOWE, NOTTINGHAMSHIRE, NG9 2BH | £158,000 | 29/11/2022 | Terraced |
| 18 KINGFISHER CLOSE, BEESTON, NOTTINGHAM, BROXTOWE, NOTTINGHAMSHIRE, NG9 2DG | £175,000 | 31/10/2022 | Terraced |
| 27 DAGMAR GROVE, BEESTON, NOTTINGHAM, BROXTOWE, NOTTINGHAMSHIRE, NG9 2BH | £195,000 | 18/10/2022 | Terraced |
| 196 QUEENS ROAD, BEESTON, NOTTINGHAM, BROXTOWE, NOTTINGHAMSHIRE, NG9 2DB | £170,000 | 06/10/2022 | Terraced |
| [Same street] 71 WINDSOR STREET, BEESTON, NOTTINGHAM, BROXTOWE, NOTTINGHAMSHIRE, NG9 2BW | £195,000 | 02/09/2022 | Terraced |
| [Same street] 86 WINDSOR STREET, BEESTON, NOTTINGHAM, BROXTOWE, NOTTINGHAMSHIRE, NG9 2BW | £187,000 | 12/08/2022 | Terraced |
| 21 CLARKSON DRIVE, BEESTON, NOTTINGHAM, BROXTOWE, NOTTINGHAMSHIRE, NG9 2WA | £165,000 | 31/03/2022 | Terraced |
| MALVERN COURT 1 MONA STREET, BEESTON, NOTTINGHAM, BROXTOWE, NOTTINGHAMSHIRE, NG9 2BY | £191,000 | 11/02/2022 | Terraced |
| 60 MURDEN WAY, BEESTON, NOTTINGHAM, BROXTOWE, NOTTINGHAMSHIRE, NG9 2WF | £163,000 | 28/01/2022 | Terraced |
| 37 DAGMAR GROVE, BEESTON, NOTTINGHAM, BROXTOWE, NOTTINGHAMSHIRE, NG9 2BH | £200,000 | 26/01/2022 | Terraced |
| 24 CLARKSON DRIVE, BEESTON, NOTTINGHAM, BROXTOWE, NOTTINGHAMSHIRE, NG9 2WA | £185,000 | 26/11/2021 | Terraced |
| 66 ALEXANDRA CRESCENT, BEESTON, NOTTINGHAM, BROXTOWE, NOTTINGHAMSHIRE, NG9 2BQ | £225,000 | 12/11/2021 | Terraced |

**Street average:** £263,333 (6 sales)
**Area average:** £180,395 (19 sales)

## Price vs local average

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

- **Local average:** £208,350 (59 Terraced, NG9, 2024–2026)
- **Deviation:** -40%

## 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):** £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, Hassocks Close, NG9 | £1,250/mo | 2 | 0.47 miles | OpenRent |
| 2 Bed Flat, Beeston, NG9 | £1,257/mo | 2 | 0.48 miles | OpenRent |
| 2 Bed Flat, Ostara House, NG9 | £1,100/mo | 2 | 0.52 miles | OpenRent |
| 2 Bed Flat, Chalk Court, NG9 | £950/mo | 2 | 0.52 miles | OpenRent |
| 2 Bed Flat, Chalk Court, NG9 | £1,000/mo | 2 | 0.52 miles | OpenRent |
| 2 Bed Terraced House, Albert Road, NG9 | £850/mo | 2 | 0.59 miles | OpenRent |

**Average rent: £1,068/mo (6 listings)**

## 1% Rule

- **Rent ratio:** 0.84% (okay)
- **Max investor price (0.8%):** £131,250
- **Target investor price (1%):** £105,000

*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 £1,050/mo).*

- **Gross yield:** 10.1%
- **Cost-to-rent:** 9.9×
- **Monthly cashflow:** £428/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 14.2%

*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:** £2,049/m²

## Capital growth trend

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

- **5y growth:** 15.7%
- **10y growth:** -59.4%

## House Price Index (HM Land Registry)

*Official index for Broxtowe; Terraced series; as of May 2026.*

- **1y growth (index):** 2.1%
- **5y growth (index):** 24.5%
- **10y growth (index):** 63.5%

## 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)