45 Princess Boulevard, Nottingham, NG8 6HE

UPRN:10090908313Detached House6 bedsBuilt 2012-2021

FreeholdCouncil Tax: Band FEPC: B (81)

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

45 Princess Boulevard, Nottingham, NG8 6HE

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£644,000

£612k - £676kHigh

Estimate

£644k

Range

£612k – £676k

Rent Estimate (pcm)

£3,100

£3k - £3k

Monthly

£3,100

Yield

5.72%

Verdict

Derived from HomePortfolio scores

45 Princess Boulevard earns an INVESTIGATE rating with HP Score 58/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is limited (21/100). 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 company ownershipHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

58/ 100

Mixed

Investment Score

58/ 100

Moderate

Crime Score

40/ 100

Elevated

Walkability

21/ 100

Low

Transit & Bike

Transit 19Bike 49

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 7 Nov 2026

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

Valuation edge0/15
claims [AVM -0.9% (HIGH), sold-comps -25.5%, £/sqft -25.5%] → 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 Nov 2026
- valuation_snapshotsestimate for 10090908313· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 20.5%· as of 6 Nov 2026
Rental economics5.1/40
gross yield 5.7%; range width penalty ×0.88
- valuation_snapshotsrent estimate 3100/mo (range 2850-3350)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -594/mo, -19% 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 7 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 154 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 7 Nov 2026
Risk & liquidity14.7/15
451 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

£487,500£747,500

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£650,000

At the asking price

Monthly rent£3,100/mo

Evidenced range £2,850-£3,350

Interest rate5.4%

Loan to value75%

Cash required: £218,800
Net cash flow: -£48/mo
Cash on cash: -0.3%
Score at this price: 20

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.41 - 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 10090908313Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 20.5%Valuation edge · as of 6 Nov 2026
valuation_snapshotsrent estimate 3100/mo (range 2850-3350)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 7 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 7 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 3100/mo (range 2850-3350)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 154 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. 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£644,000

Rent Estimate (pcm)£3,100

Gross Yield5.72%

1y Growth+21.7%

3y Growth+4.5%

5y Growth+3.5%

10y Growth+5.2%

Last Sold Price£371,995 (2016-06-03)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0NG8 6HE

Approval Rate

-12mo

Development

low

26/00745/FUL
Construct single storey rear extension, conversion of existing double garage into an ancillary annexe and erection of shed
Pending
26/00735/FUL
Retain 1.8 metre-high and 23 metre-long boundary fence and 1.7 metre-wide pedestrian gate. Retain reinstated mixed native hedgerow
Pending
26/00725/CAT
T1 Oak Removal
Pending

View Planning Timeline

Ownership

Corporate Ownership71.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2016-06-03
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£26,512

Population Density2,380 /km²

Owner Occupied52%

Age Distribution

0-15 27%16-64 66%65+ 7%

View Area Profile

Schools Nearby

Djanogly Strelley Academy
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Melbury Primary School
0.7 mi
Good
Mornington Primary School
0.7 mi
Good
Bilborough College
0.8 mi
-

1 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

54 Princess Boulevard
-
£280k
-
50 Princess Boulevard
-
£300k
-
10 Princess Boulevard
-
£280k
-
60 Princess Boulevard
-
£280k
-

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