Now let me run the full property report using the available tools in parallel.Running full data pull across all sources in parallel...Good data set. Now let me synthesise the full report.

---

## 📋 Property Report — 42 Victoria Street, Nottingham, NG1 2EX

---

### ⚠️ Important Context First

**42 Victoria Street, NG1 2EX sits in Nottingham's city centre commercial core.** The Land Registry returns no title record at this exact address — the only PPD hits for NG1 2EX are commercial/leasehold transactions at **20 Victoria Street** (£501k in 2022, £1.965m freehold in 2014). No EPC exists for the address either. This strongly suggests that **No. 42 is a commercial or mixed-use building, not a standard residential asset.** Victoria Street, NG1 is a short city-centre street running off Old Market Square — it's solidly commercial territory.

---

### Market Data — NG1 2 Sector

| Metric | Value |
|---|---|
| Transactions (36 months) | 30 |
| Median price | £235,000 |
| Mean price | £514,215 |
| Price range | £5k – £1.6m |
| Area median £/sqft (residential) | £436 |
| EPC match rate | 40% |

The **extreme spread** between median and mean (£235k vs £514k) tells the story of this postcode: it mixes small city-centre flats (Long Row new builds, Weekday Cross conversions at £122k–£252k) with substantial commercial freeholds on Bridlesmith Gate and Victoria Street (£375k–£1.6m). These are fundamentally different asset classes sitting in the same sector code.

**Residential flat comps that are actually comparable:**

| Address | Price | Date | Type | £/sqft | EPC |
|---|---|---|---|---|---|
| Weekday Cross Bldg, Apt 31 | £122,750 | Jan-25 | Flat (L) | £300 | C |
| Weekday Cross Bldg, Apt 13 | £127,000 | Dec-24 | Flat (L) | £127* | D |
| Long Row 33A, Apt 3 | £200,000 | Jan-25 | Flat (L) new | £465 | D |
| Long Row 33A, Apt 5 | £235,000 | May-25 | Flat (L) new | £575 | E |
| St Peters Gate, Apt 4 | £195,000 | Jul-24 | Flat (L) | £431 | D |
| Wheeler Gate House, Apt 8 | £180,000 | Oct-24 | Flat (L) | £265 | D |
| Victoria Street 15 | £600,000 | Feb-25 | Terraced (F) | — | — |

*\*The £127/sqft on Weekday Cross Apt 13 looks anomalous — 93 sqm at £127k suggests a possible data mismatch.*

---

### Rental Market (0.5mi radius)

| Metric | Value |
|---|---|
| Active rental listings | 25 |
| Average monthly rent | £1,259 |
| Median monthly rent | £1,000 |
| Range | £325 – £1,760 |

Good rental demand signal — 25 active listings means a liquid tenant market. At median rent of £1,000/month (£12,000/year), a typical city-centre flat at £180–235k would yield roughly **5.1–6.7% gross** — respectable for NG1.

---

### Sales Market (0.5mi radius)

| Metric | Value |
|---|---|
| Properties for sale | 25 |
| Median asking price | £320,000 |
| Average asking price | £385,596 |
| Range | £53k – £1.195m |

Active sales market with good liquidity.

---

### Land Title — NG1 2EX

HMLR returns **no title record at No. 42 specifically.** The only registered transactions in NG1 2EX are at **20 Victoria Street** — a commercial property that sold leasehold at £501k (2022) and freehold at £1.965m (2014). This points to 42 Victoria Street being either unregistered, a commercial title, or part of a larger block not yet individually registered.

**⚠️ You cannot confirm residential ownership or leasehold status without a direct HMLR title search by title number.**

---

### Planning

Nottingham City Council — **Idox system** (verified). Direct planning search:
[🔗 NG1 2EX planning applications](http://publicaccess.nottinghamcity.gov.uk/online-applications/search.do?action=simple&searchType=Application&PostCode=NG12EX)

Note that my planning portal scraper can't pull live data (Nottingham blocks datacenter IPs), so you'll need to check that link directly. Key things to look for given the location:

- **Article 4 Direction** — Nottingham City has Article 4 in force across much of NG1 removing permitted development rights for HMO conversion (C3→C4) and some commercial-to-residential changes. This is highly relevant if you're considering any change-of-use strategy.
- Any prior applications on No. 42 specifically that might indicate permitted/refused conversion history.

---

### Summary Assessment

Given the data, here's what the evidence points to:

**If this is a commercial acquisition:** The NG1 2 sector has strong commercial transaction evidence (multiple £375k–£1.6m freehold/leasehold trades on Bridlesmith Gate and Victoria Street), meaning there's an active market for city-centre Nottingham commercial property. However, without the specific title, price, or intended use, no yield or investment assessment is possible.

**If this is a residential flat within No. 42:** No EPC, no Land Registry title, and no PPD history at this exact address means you're essentially operating blind on comparables. The closest residential proxies (Wheeler Gate House, Weekday Cross) suggest a price range of **£120k–£200k for a smaller flat** and **£180–250k for a newer/larger unit**. Gross BTL yield at those prices vs. median rent would be 5–7%, which is workable for NG1.

---

### ⚡ Next Steps

1. **Establish the actual asset type** — is No. 42 residential, commercial, or mixed-use? If it's being marketed, get the full title number from the agent and run a direct HMLR official copy.
2. **Check planning portal** using the link above — look for any Article 4 implications and prior applications.
3. **Get the EPC** — if it's a residential unit, there must be one (or a new one required before letting). Rate F/G = regulatory risk.
4. **Request lease details** — NG1 city centre flats are overwhelmingly leasehold. Check years remaining, service charge, and ground rent structure.
5. **If commercial:** Confirm rateable value, current tenant status, and break clauses before any acquisition.

Want me to dig deeper on any specific angle — planning history, ownership via Companies House (if it's a corporate asset), or a yield model for a specific scenario?