20 Willow Lane, Gedling, Nottingham, NG4 4DG

UPRN:100031387491-Beds -Built 1967-1975

Tenure: -Council Tax: Band DEPC: D (66)

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

20 Willow Lane, Gedling, Nottingham, NG4 4DG

HP Score

/ 100

Mixed

Verdict

5 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£279,000

£265k - £293kHigh

Estimate

£279k

Range

£265k – £293k

Rent Estimate (pcm)

£1,300

£1k - £1k

Monthly

£1,300

Yield

5.57%

Verdict

Derived from HomePortfolio scores

20 Willow Lane earns an INVESTIGATE rating with HP Score 74/100. Investment score 50/100 reflects below-average fundamentals. Crime intensity is very low. Walkability is limited (58/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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)Defra 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

74/ 100

Mixed

Investment Score

50/ 100

Mixed

Crime Score

8/ 100

Low

Walkability

58/ 100

Moderate

Transit & Bike

Transit 16Bike 33

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£280,000

At the asking price

Monthly rent£1,300/mo

Evidenced range £1,200-£1,400

Interest rate5.4%

Loan to value75%

Cash required: £89,300
Net cash flow: -£45/mo
Cash on cash: -0.6%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.38 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Every step above was generated from a specific gap or flag in the evidence - no generic advice, no invented tasks.

Valuation & Market

Sale Estimate£279,000

Rent Estimate (pcm)£1,300

Gross Yield5.57%

1y Growth-

3y Growth+0.0%

5y Growth+3.4%

10y Growth+5.4%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0NG4 4DG

Approval Rate

-12mo

Development

low

2026/0702
Certificate of proposed lawful development for a detached outbuilding (garage) to the rear (Schedule 2, Part 1, Class E of The Town and Country Planning (General Permitted Development) (England) Order 2015)
Pending
2026/0689NMA
Non-material amendment relating to 2024/0698 - Window location and type on Proposed Elevation 02 on drawing GBS 2501 007; Provision of ASHP and AC units as indicated on drawing GBS 2501 005; Provision of new 2m high timber acoustic fence to rear of property (drawings GBS 2501 005)
Rejected
2026/0676
Side first floor extension forming additional bedroom. New bifold patio doors to dining room.
Pending

View Planning Timeline

Ownership

Corporate Ownership78.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

12 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,051

Population Density1,648 /km²

Owner Occupied89%

Age Distribution

0-15 16%16-64 55%65+ 29%

View Area Profile

Schools Nearby

Willow Farm Primary School
0.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
All Hallows CofE Primary School
0.3 mi
Requires improvement
Phoenix Infant and Nursery School
0.4 mi
Good
Priory Junior School
0.4 mi
GoodConcerns

3 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

30 Willow Lane
-
£170k
-
16 Willow Lane
-
£480k
-
24 Willow Lane
-
£230k
-
32 Willow Lane
-
£410k
-

Boundary data not available for this property

No registered title polygon, building footprint, or street match for this property yet.

Why: No HMLR INSPIRE / OSM footprint / OS Open USRN match for this UPRN

Source: HM Land Registry INSPIRE / OpenStreetMap / OS Open USRN