45 Forest Road East is a mid-terrace house in Nottingham (NG1 4HT). It has a recorded floor area of 18 m² (around 194 sq ft), construction records dating it to before 1900 and council tax band C. At 18 m² this is the smallest unit on EPC record across the building (18–190 m²). The building's EPC ratings span D to C, with this unit at the top. The latest certificate (October 2023) shows a C (score 71). When first surveyed in July 2009 the rating was D, the property has climbed 1 band since. Between certificates, window efficiency went from Average to Good, hot-water efficiency went from Poor to Good and lighting went from Poor to Very Good.
Today's modelled estimate of £167,000 is 14.6% below the 2021 sale of £195,500, a rare downward gap that often correlates with deferred maintenance or unfinished works. On a £-per-square-foot basis, the last sale (£1,009/sq ft) was about 681.8% above the typical sold price in the postcode. At 18 m² it sits well below the postcode median (77 m² across 10 EPCs), making it one of the more compact homes locally. Last sale on file: £195,500 in July 2021. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend. One historical planning record sits against the property in 2024.
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
45 Forest Road East's carbon output is low for the local stock.
A recent planning application at 45 Forest Road East was refused — worth checking the council file.
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
£167,000
Modelled from EPC, postcode comparables.
£195,500
Recorded with HM Land Registry.
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
On floor area, 45 Forest Road East runs well behind the street norm.
EPC Rating
71 (C)
Street avg 73 (C)
Floor Area
18 m²
Street avg 66 m²
CO₂ Emissions
1.2 t/year
Street avg 2.9 t/year
Rail-style transport is unusually close for this postcode.
Crime
39/mo
Rising year-on-year across the wider district.
Nearest stop
0.2 km
Forest Road — bus stop.

Daytime· 07:00 – 23:00
53.7dB

Launch offer · save £5
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Changes detected from historical EPC data
Heating controls upgraded for better temperature management
Hot water system upgraded
Changed to a more efficient fuel source
Window efficiency improved
Wall insulation improved
More low energy lighting installed
Retention of rear dormer
30-day money-back guarantee
29 July 2021Most recent
£195,500
Median price across the last 5 sales in NG1 4HT: £365,000 (2022–2018).

Habitable Rooms
1 rooms
Street avg 3 rooms
Closest school
0.6 km
Bluecoat Trent Academy. 44 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Night-time· 23:00 – 07:00
43.5dB