Mays Cottage, Mays Yard, Westgate, Southwell, NG25 0JX

UPRN:10090268301Detached House3 bedsBuilt before 1900

FreeholdCouncil Tax: -EPC: D (62)

Data freshness:Listing· freshOwnership· freshEPC· 6mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Mays Cottage, Mays Yard, Westgate, Southwell, NG25 0JX

HP Score

/ 100

Strong

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£603,000

£543k - £663kMedium

Estimate

£603k

Range

£543k – £663k

Rent Estimate (pcm)

£2,000

£2k - £2k

Monthly

£2,000

Yield

4.80%

Verdict

Derived from HomePortfolio scores

Mays Cottage earns an INVESTIGATE rating with HP Score 78/100. Investment score 71/100 reflects strong fundamentals. Crime intensity is very low. Walkability is limited (49/100). 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 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

78/ 100

Strong

Investment Score

71/ 100

High

Crime Score

9/ 100

Low

Walkability

49/ 100

Mixed

Transit & Bike

Transit 19Bike 26

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 11 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 17% above the ask. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +17.1% (MEDIUM)] → 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 (MEDIUM confidence) · snapshot 14 Nov 2026
- valuation_snapshotsestimate for 10090268301· as of 14 Nov 2026
Rental economics0/40
gross yield 4.8%; range width penalty ×0.75; the estimate this rent rides on sits 17% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 2000/mo (range 1800-2250)· as of 14 Nov 2026· verify before relying on this
- valuation_snapshotssale estimate 17% above the ask on the same snapshot - verify the rent describes this home· as of 14 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -769/mo, -38% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 11 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 60 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 11 Nov 2026
Risk & liquidity12.9/15
101 sales/12mo in area; valuation range width 20%
- 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

£375,000£575,000

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£500,000

At the asking price

Monthly rent£2,000/mo

Evidenced range £1,800-£2,250

Interest rate5.4%

Loan to value75%

Cash required: £166,300
Net cash flow: -£303/mo
Cash on cash: -2.2%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.19 - below 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 10090268301Valuation edge · as of 14 Nov 2026
valuation_snapshotsrent estimate 2000/mo (range 1800-2250)Rental economics · as of 14 Nov 2026 · verify before relying on this
valuation_snapshotssale estimate 17% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 14 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 11 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 11 Nov 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 2000/mo (range 1800-2250)
Rental economics needs verification before you rely on it
sale estimate 17% 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. 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£603,000

Rent Estimate (pcm)£2,000

Gross Yield4.80%

1y Growth+2.3%

3y Growth+5.1%

5y Growth+4.0%

10y Growth+5.0%

Last Sold Price£555,000 (2023-06-23)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1NG25 0JX

Approval Rate

100%12mo

Development

low

26/01844/TWCA
T1 - Eucalyptus - Structural pollard at roughly 20ft from ground level.
Pending
26/01795/TPO
Undertake works to tree protected by TPO 16 and identified as T85: Remove remaining stem and stump of walnut tree
Approved
26/01793/TWCA
T1 - Hazel - Tidy up fallen stem. Coppice remaining stems to 15cm high.
Pending

View Planning Timeline

Ownership

Corporate Ownership74.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2023-06-23
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,806

Population Density2,238 /km²

Owner Occupied81%

Age Distribution

0-15 17%16-64 56%65+ 27%

View Area Profile

Schools Nearby

Holy Trinity CofE Infant School
0.1 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Lowe's Wong Infant School
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Lowe's Wong Anglican Methodist Junior School
0.2 mi
Inspected as Lowe's Wong Anglican Methodist Junior School (URN 122769) on 20 Nov 2019
The Minster School
0.3 mi
Good

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

View All Schools

Comparables

View All

90 Westgate
-
£390k
-
Tudor House, 72 Westgate
-
£115k
-
84 Westgate
-
£225k
-
Tudor House, 72 Westgate
-
£120k
-

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