Hook House, Church Lane, Hook, Goole, DN14 5PN

UPRN:100050058741Detached House7 bedsBuilt before 1900

FreeholdCouncil Tax: Band GEPC: E (44)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 5mo ago

Hook House, Church Lane, Hook, Goole, DN14 5PN

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

£819,000

£656k - £983kLow

Estimate

£819k

Range

£656k – £983k

Rent Estimate (pcm)

£3,000

£3k - £3k

Monthly

£3,000

Yield

4.07%

Verdict

Derived from HomePortfolio scores

Hook House earns an INVESTIGATE rating with HP Score 66/100. Investment score 44/100 reflects below-average fundamentals. Crime intensity is very low. Walkability is limited (25/100). 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

66/ 100

Mixed

Investment Score

44/ 100

Mixed

Crime Score

8/ 100

Low

Walkability

25/ 100

Low

Transit & Bike

Transit 40Bike 35

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics0/40
gross yield 4.1%; range width penalty ×0.77
- valuation_snapshotsrent estimate 3000/mo (range 2650-3300)· as of 10 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,659/mo, -55% 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 13 Nov 2026
Risk & liquidity9.3/15
582 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£885,000

At the asking price

Monthly rent£3,000/mo

Evidenced range £2,650-£3,300

Interest rate5.4%

Loan to value75%

Cash required: £301,050
Net cash flow: -£910/mo
Cash on cash: -3.6%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.00 - 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

valuation_snapshotsrent estimate 3000/mo (range 2650-3300)Rental economics · as of 10 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 13 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 3000/mo (range 2650-3300)

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. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
3. 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£819,000

Rent Estimate (pcm)£3,000

Gross Yield4.07%

1y Growth-

3y Growth-0.2%

5y Growth+0.0%

10y Growth+3.1%

Last Sold Price£600,000 (2020-09-21)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0DN14 5PN

Approval Rate

-12mo

Development

low

26/02819/TDD
TPO - HOOK NO. 4 - 2003 (REF 803) T1 - Remove 1 no. dead Alder tree
Approved
26/01860/TPO
TPO - HOOK NO. 1 - 1976 (REF 21) - Crown lift 1 no. sycamore tree to achieve a clearance of 5.5m over the highway through the shortening of tertiary branches only, together with targeted branch reduction to provide 1m clearance from the streetlight and adjacent overhead utility cables. The works are required to address encroachment over the highway and to prevent obstruction of traffic and street lighting (Description amended 24.09.2026)
Approved
26/01801/CLP
Certificate of Lawful Development for the proposed part change of use of public house garden to a secure dog exercise field with associated equipment and fencing
Rejected

View Planning Timeline