5 Hassocks Close, Beeston, Nottingham, NG9 2GH

UPRN:10003429747Flat/Maisonette2 bedsBuilt 2003-2006

LeaseholdCouncil Tax: Band BEPC: C (76)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

5 Hassocks Close, Beeston, Nottingham, NG9 2GH

HP Score

/ 100

Strong

Verdict

4 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

19 of 21 sources

Sale Estimate

£178,000

£169k - £187kHigh

Estimate

£178k

Range

£169k – £187k

Rent Estimate (pcm)

£950

£900 - £1k

Monthly

£950

Yield

7.13%

Verdict

Derived from HomePortfolio scores

5 Hassocks Close earns an INVESTIGATE rating with HP Score 76/100. Investment score 59/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (78/100). 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 company ownershipHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

76/ 100

Strong

Investment Score

59/ 100

Moderate

Crime Score

21/ 100

Moderate

Walkability

78/ 100

High

Transit & Bike

Transit 35Bike 74

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesLead to verifyListing checked 30 Oct 2026

Fewer independent sources agree, or a component could not be scored.

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge2.5/15
claims [AVM +10.1% (HIGH), sold-comps +11.6%, £/sqft +11.4%] → measured edge +0.50pp 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 10003429747· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 11 comps, dispersion 11.8%· as of 23 Oct 2026
Rental economics22.4/40
gross yield 7.8% on contractual rent (listing-disclosed tenancy)
- listing_factscontractual rent 1040/mo (tenanted)· as of 30 Oct 2026
Stress margin0/30
stressed cash flow -40/mo, -4% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 30 Oct 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 1 price cut(s), 472 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 30 Oct 2026
Risk & liquidity14.6/15
765 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

£120,000£184,000

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£159,950

At the asking price

Monthly rent£950/mo

Evidenced range £900-£1,050

Interest rate5.4%

Loan to value75%

Cash required: £49,985
Net cash flow: £118/mo
Cash on cash: 2.8%
Score at this price: 40

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.76 - 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 10003429747Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 11 comps, dispersion 11.8%Valuation edge · as of 23 Oct 2026
listing_factscontractual rent 1040/mo (tenanted)Rental economics · as of 30 Oct 2026
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 30 Oct 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 30 Oct 2026

Risks

What could kill this deal

Score confidence is reduced
fewer independent sources agree, or a component could not be scored
Stress margin needs verification before you rely on it
costs not disclosed by the advert
Seller motivation could not be scored
context, not scored: 1 price cut(s), 472 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. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
2. 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.
3. 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£178,000

Rent Estimate (pcm)£950

Gross Yield7.13%

1y Growth+2.1%

3y Growth-1.0%

5y Growth+1.8%

10y Growth+4.2%

Last Sold Price£160,000 (2021-09-13)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0NG9 2GH

Approval Rate

-12mo

Development

low

26/00737/DOC
Discharge of condition 3 of 26/00488/TPOW
Pending
26/00701/FUL
Construct single and two-storey rear, side and front extensions, gable to hip roof extension, dormer to rear roof and external alterations
Pending
26/00697/TPOW
Crown Reduction (3-4m) and Crown Lift (5m)
Pending

View Planning Timeline

Ownership

Corporate Ownership71.7%
Overseas OwnershipNo
Lease Term Remaining103 yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2021-09-13
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£30,966

Population Density5,493 /km²

Owner Occupied39%

Age Distribution

0-15 12%16-64 74%65+ 14%

View Area Profile

Schools Nearby

John Clifford Primary School
0.3 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Round Hill Primary School
0.7 mi
Inspected as Round Hill Primary School (URN 122707) on 15 Jun 2023
Beeston Fields Flying High Academy
0.7 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Beeston Rylands Junior School
0.9 mi
Good

4 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

25 Hassocks Close
-
£148k
-
47 Hassocks Close
-
£184k
-
10 Hassocks Close
-
£180k
-
11 Hassocks Close
-
£178k
-

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