The government’s cancellation of the HS2 eastern leg, including the planned Toton station near Nottingham left many landlords and investors wondering: what now?
For years, the promise of HS2 drove anticipation and speculation in areas like NG10 (Long Eaton, Toton, and Stapleford). But while these areas may no longer see a high-speed rail hub, the bigger picture for the wider Nottinghamshire market is far from bleak.
A Quick Recap: What Was Planned
HS2’s Phase 2b originally included:
- A new East Midlands Hub at Toton
- 52-minute journeys to London
- Major regeneration around Toton and Long Eaton
- Better tram and road connectivity
- Predicted job creation and regional economic uplift
But with the eastern leg cancelled in late 2023, much of this is now off the table — or at least, being reshaped under new regional development plans.
NG10 Reaction: Localised Disappointment, Ongoing Stability
While Toton, Stapleford, and Long Eaton may have missed out on the regeneration uplift, many fundamentals remain strong:
- Stable tenant demand: These areas remain attractive to commuters due to M1 access and affordability
- Affordable entry prices: Lower than Nottingham central, with decent gross yields (5–5.5% average)
- Community appeal: Good schools and services keep demand from families and key workers steady
2025 Property Snapshot (NG10 Areas)
| Area | Avg. House Price | Avg. Rent (3-bed) | Est. Yield |
| Long Eaton | £215,000 | £950 | 5.3% |
| Stapleford | £205,000 | £925 | 5.4% |
| Toton | £240,000 | £1,000 | 5.0% |
The Bigger Picture for Nottinghamshire
With HS2 no longer reshaping the NG10 corridor, attention is likely returning to solid, established rental areas:
Nottingham City Centre
Continues to offer consistent rental demand from professionals, students, and key workers. Despite modest capital growth at present, yields remain strong in the right neighbourhoods (e.g. NG5, NG7), and high tenant turnover supports agile rental strategies.
Bulwell
With great transport links and affordability, Bulwell is quietly becoming a landlord favourite. Properties here appeal to working tenants seeking value and can provide good returns.
Mansfield
One of the region’s most affordable towns for landlords. Mansfield offers stable yields and less competition for stock, a great combination in the current climate.
Newark
A growing commuter town with connectivity to Lincoln and Nottingham. Strong family rental demand and good schools keep this market resilient, even without the HS2 boost.
Key Takeaway: From Speculation to Strategy
While the HS2 cancellation may feel like a missed opportunity for Toton and Stapleford, it’s also sharpened the focus on areas that have always delivered steady returns.
Whether you’re already invested in NG10 or looking to shift your focus to core Nottinghamshire markets, now’s the time to realign with tenant demand and income-focused strategies.
Need support re-evaluating your investment plans?
Our lettings team is on hand with local knowledge, yield insights, and hands-on rental strategy advice. Let’s talk.
