4 South Lake Close, Bestwood Village, Nottingham, NG6 8ZS

UPRN:10035289008End Terrace HouseBeds -Built 2020

FreeholdCouncil Tax: Band AEPC: B (83)

Data freshness:Planning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021

4 South Lake Close, Bestwood Village, Nottingham, NG6 8ZS

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

18 of 21 sources

Sale Estimate

£200,000

£190k - £210kHigh

Estimate

£200k

Range

£190k – £210k

Rent Estimate (pcm)

£1,400

£1k - £2k

Monthly

£1,400

Yield

10.18%

Verdict

Derived from HomePortfolio scores

4 South Lake Close earns an INVESTIGATE rating with HP Score 69/100. Investment score 57/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (39/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

69/ 100

Mixed

Investment Score

57/ 100

Moderate

Crime Score

21/ 100

Moderate

Walkability

39/ 100

Mixed

Transit & Bike

Transit 17Bike 47

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 4 Nov 2026

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

Check before relying on this score: the estimate sits 18% above the ask. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +17.5% (HIGH), sold-comps -1.2%, £/sqft -1.4%] → 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 13 Oct 2026
- valuation_snapshotsestimate for 10035289008· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 21.7%· as of 24 Oct 2026
Rental economics39.4/40
gross yield 10.2%; range width penalty ×0.99; the estimate this rent rides on sits 18% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 1400/mo (range 1350-1500)· as of 13 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 18% above the ask on the same snapshot - verify the rent describes this home· as of 13 Oct 2026· verify before relying on this
Stress margin14.5/30
stressed cash flow +203/mo, +14% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress
- underwriting_assumptionscosts not disclosed by the advert· as of 4 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 52 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 4 Nov 2026
Risk & liquidity14.6/15
373 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 sensitivityScores 80+ up to £128,000

£124,000£189,500

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£165,000

At the asking price

Monthly rent£1,400/mo

Evidenced range £1,350-£1,500

Interest rate5.4%

Loan to value75%

Cash required: £51,600
Net cash flow: £412/mo
Cash on cash: 9.6%
Score at this price: 68

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.51 - 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 10035289008Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 21.7%Valuation edge · as of 24 Oct 2026
valuation_snapshotsrent estimate 1400/mo (range 1350-1500)Rental economics · as of 13 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 18% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advert

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)
Rental economics needs verification before you rely on it
sale estimate 18% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
2. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
3. Set your walk-away price before viewing - above £128,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
4. 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.

Valuation & Market

Sale Estimate£200,000

Rent Estimate (pcm)£1,400

Gross Yield10.18%

1y Growth-

3y Growth+0.0%

5y Growth+3.0%

10y Growth+4.8%

Last Sold Price£185,000 (2023-01-12)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0NG6 8ZS

Approval Rate

-12mo

Development

low

V/2026/0513
Two storey side and front extensions
Pending
X/2026/0030
Single storey rear extension
Approved
2026/0457TCA
Works to trees as set out in accompanying tree survey.
Approved

View Planning Timeline

Ownership

Corporate Ownership76.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2023-01-12
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

4 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,051

Population Density-

Owner Occupied76%

Age Distribution

0-15 19%16-64 57%65+ 24%

View Area Profile

Schools Nearby

Hawthorne Primary and Nursery School
0.1 mi
Inspected as Hawthorne Primary and Nursery School (URN 122617) on 24 Jan 2019
Bestwood Village School
0.3 mi
Good
Broomhill Junior School
0.8 mi
Good
Butler's Hill Infant and Nursery School
0.9 mi
Good

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

View All Schools

Comparables

View All

11 South Lake Close
-
£220k
-
1 South Lake Close
-
£270k
-
6 South Lake Close
-
£155k
-
19 South Lake Close
-
£260k
-

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