Cherry Tree Barn, Main Street, Tickton, Beverley, HU17 9RZ

UPRN:100050007853Detached House6 bedsBuilt before 1900

FreeholdCouncil Tax: -EPC: C (73)

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

Cherry Tree Barn, Main Street, Tickton, Beverley, HU17 9RZ

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

20 of 21 sources

Sale Estimate

£647,000

£517k - £776kLow

Estimate

£647k

Range

£517k – £776k

Rent Estimate (pcm)

£2,650

£2k - £3k

Monthly

£2,650

Yield

3.74%

Verdict

Derived from HomePortfolio scores

Cherry Tree Barn earns an INVESTIGATE rating with HP Score 67/100. Investment score 50/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (31/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

67/ 100

Mixed

Investment Score

50/ 100

Moderate

Crime Score

16/ 100

Moderate

Walkability

31/ 100

Mixed

Transit & Bike

Transit 9Bike 31

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 6 Nov 2026

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

Valuation edge0/15
claims [sold-comps -48.3%, £/sqft -48.2%] → 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; AVM excluded (estimate confidence LOW below scoring floor)
estimate confidence LOW below scoring floor · snapshot 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 11 comps, dispersion 20.2%· as of 8 Nov 2026
Rental economics0/40
gross yield 3.7%; range width penalty ×0.82
- valuation_snapshotsrent estimate 2650/mo (range 2400-2900)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,768/mo, -67% 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 6 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 134 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 6 Nov 2026
Risk & liquidity9.2/15
611 sales/12mo in area; valuation range width 40%
- 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

£637,500£977,500

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£850,000

At the asking price

Monthly rent£2,650/mo

Evidenced range £2,400-£2,900

Interest rate5.4%

Loan to value75%

Cash required: £288,800
Net cash flow: -£1,034/mo
Cash on cash: -4.3%
Score at this price: 9

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.92 - 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

property_comparablessold-evidence family (implied value + £/sqft): 11 comps, dispersion 20.2%Valuation edge · as of 8 Nov 2026
valuation_snapshotsrent estimate 2650/mo (range 2400-2900)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 2650/mo (range 2400-2900)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 134 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£647,000

Rent Estimate (pcm)£2,650

Gross Yield3.74%

1y Growth-8.2%

3y Growth+0.0%

5y Growth+1.1%

10y Growth+2.3%

Last Sold Price£600,000 (2020-12-11)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0HU17 9RZ

Approval Rate

-12mo

Development

low

26/02845/PLF
Construction of hardstanding and installation of foul and surface water drainage (Retrospective) and change of use of land to use as a holiday caravan site for four static holiday caravans and four touring caravans and erection of an amenity building
Pending
26/02511/PLF
Change of use of public house to a dwelling, installation of a conservation roof light to front, erection of a bin store to front, and a cycle store to rear (Revised scheme of 26/01687/PLF)
Pending
26/02434/PLF
Erection of porch to front following removal of existing canopy and single storey extension to side and rear
Pending

View Planning Timeline

Ownership

Corporate Ownership75.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2020-12-11
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

2 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,881

Population Density-

Owner Occupied87%

Age Distribution

0-15 16%16-64 54%65+ 30%

View Area Profile

Schools Nearby

Tickton Church of England Voluntary Controlled Primary School
0.1 mi
-
St John of Beverley Catholic Primary School - a Catholic voluntary academy
1.6 mi
Good
Swinemoor Primary School
1.6 mi
Outstanding
Compass Community School Seacole Park
1.7 mi
Good

5 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

36 Main Street
-
£293k
-
Hall Farm Court Main Street
-
£115k
-
51 Main Street
-
£200k
-
125 Main Street
-
£250k
-

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