Apartment 11, The Pinnacle, Cottage Terrace, Nottingham, NG1 5AS

UPRN:10000130260Purpose Built Flat2 bedsBuilt 1996-2002

LeaseholdCouncil Tax: -EPC: C (69)

Data freshness:Price Paid· freshPlanning· 4mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Apartment 11, The Pinnacle, Cottage Terrace, Nottingham, NG1 5AS

HP Score

/ 100

Mixed

Verdict

6 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

18 of 21 sources

Sale Estimate

£207,000

£196k - £217kHigh

Estimate

£207k

Range

£196k – £217k

Rent Estimate (pcm)

£1,400

£1k - £2k

Monthly

£1,400

Yield

8.20%

Verdict

Derived from HomePortfolio scores

Apartment 11 earns an INVESTIGATE rating with HP Score 74/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is excellent (97/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsOfcom Connected NationsOfcom mobile coverageMarket estimates (third-party AVM)HM Land Registry sales matched to addressDefra strategic noise mapping, England Round 4 (Contains Defra data © Crown copyright and database right 2023-2024, Open Government Licence v3.0)Walk ScoreONS Census 2021Police.ukHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

74/ 100

Mixed

Investment Score

64/ 100

Moderate

Crime Score

56/ 100

Elevated

Walkability

97/ 100

Excellent

Transit & Bike

Transit 52Bike 68

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 31 Oct 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge0/15
claims [AVM +1.0% (HIGH), sold-comps -3.5%, £/sqft -3.3%] → measured edge +0.00pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp
Market estimate used (HIGH confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 10000130260· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 11.4%· as of 23 Oct 2026
Rental economics25.2/40
gross yield 8.2%; range width penalty ×0.99
- valuation_snapshotsrent estimate 1400/mo (range 1350-1500)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -19/mo, -1% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 31 Oct 2026
Seller motivationNot scored
context, not scored: 2 price cut(s), 403 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge
- portal_listingsprice_changes + first_published_date· as of 31 Oct 2026
Risk & liquidity14.6/15
119 sales/12mo in area; valuation range width 10%
- property_intelligencetransactions_12mo

4 of 4 components scored. Ranks on gross yield, the stress margin, risk and disclosed facts. A pricing claim earns only its measured edge: today 0 for the market estimate and at most +0.5pp for sold evidence. The score itself is not yet checked against the outcomes of homes it scored.

Economics

What happens to your money

Price sensitivity

£153,500£235,500

The same scorer re-run at hypothetical asking prices, holding rent, comps and listing history constant. Not a prediction of what the seller would accept.

Your assumptions

Purchase price£204,995

At the asking price

Monthly rent£1,400/mo

Evidenced range £1,350-£1,500

Interest rate5.4%

Loan to value75%

Cash required: £64,399
Net cash flow: £277/mo
Cash on cash: 5.2%
Score at this price: 40

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.02 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Evidence

Where every number comes from

valuation_snapshotsestimate for 10000130260Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 11.4%Valuation edge · as of 23 Oct 2026
valuation_snapshotsrent estimate 1400/mo (range 1350-1500)Rental economics · as of 9 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 31 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 31 Oct 2026

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Rental economics needs verification before you rely on it
rent estimate 1400/mo (range 1350-1500)
Seller motivation could not be scored
context, not scored: 2 price cut(s), 403 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The rent estimate rests on area-level evidence, not lettings on this street.
2. Ask the agent why the price was reduced and whether a previous sale fell through.
2 price cut(s) recorded on the listing history.
3. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£207,000

Rent Estimate (pcm)£1,400

Gross Yield8.20%

1y Growth-

3y Growth-8.8%

5y Growth-4.6%

10y Growth+0.5%

Last Sold Price£175,000 (2017-06-08)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningSignificant
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0NG1 5AS

Approval Rate

-12mo

Development

low

26/01879/PFUL3
Adding a dormer window to the second floor bathroom to provide full height headroom.
Pending
26/01865/PFUL3
Change of use, partial demolition of rear extensions and remodelling to provide 6 residential units.
Pending
26/01862/PCLE
C4 HMO Existing Use
Pending

View Planning Timeline