Barn Hill Hall, Selby Road, Howden, Goole, DN14 7JP

UPRN:100050067413Detached House4 bedsBuilt before 1900

FreeholdCouncil Tax: -EPC: G (12)

Data freshness:Listing· freshPlanning· 2mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Barn Hill Hall, Selby Road, Howden, Goole, DN14 7JP

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£708,000

£566k - £850kLow

Estimate

£708k

Range

£566k – £850k

Rent Estimate (pcm)

£2,600

£2k - £3k

Monthly

£2,600

Yield

5.67%

Verdict

Derived from HomePortfolio scores

Barn Hill Hall earns an INVESTIGATE rating with HP Score 53/100. Investment score 46/100 reflects below-average fundamentals. Crime intensity is low. Walkability is limited (4/100). 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

53/ 100

Mixed

Investment Score

46/ 100

Mixed

Crime Score

29/ 100

Moderate

Walkability

4/ 100

Low

Transit & Bike

Transit 43Bike 34

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 economics4.2/40
gross yield 5.7%; range width penalty ×0.78; the estimate this rent rides on sits 22% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 2600/mo (range 2300-2850)· as of 10 Nov 2026· verify before relying on this
- valuation_snapshotssale estimate 22% above the ask on the same snapshot - verify the rent describes this home· as of 10 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -539/mo, -21% 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 7 Nov 2026
Risk & liquidity9.2/15
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£550,000

At the asking price

Monthly rent£2,600/mo

Evidenced range £2,300-£2,850

Interest rate5.4%

Loan to value75%

Cash required: £183,800
Net cash flow: -£56/mo
Cash on cash: -0.4%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.40 - clears 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 2600/mo (range 2300-2850)Rental economics · as of 10 Nov 2026 · verify before relying on this
valuation_snapshotssale estimate 22% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 10 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 7 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 7 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

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 2600/mo (range 2300-2850)

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
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£708,000

Rent Estimate (pcm)£2,600

Gross Yield5.67%

1y Growth+17.4%

3y Growth-0.2%

5y Growth+0.0%

10y Growth+3.1%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

4DN14 7JP

Approval Rate

100%12mo

Development

low

26/02159/PLF
Erection of 5 dwellings (Amended scheme 21/00405/PLF)
Pending
26/02049/PLF
Change of use of existing detached garage from residential (C3) to mixed use residential and beauty salon (C3 and E)
Approved
26/01758/CLE
Certificate of lawfulness to establish the lawful commencement of development in accordance with Condition 1 (commencement of works) of planning permission 21/00405/PLF (Erection of 6 dwellings and associated infrastructure)
Pending

View Planning Timeline

Ownership

Corporate Ownership73.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,881

Population Density319 /km²

Owner Occupied66%

Age Distribution

0-15 16%16-64 62%65+ 22%

View Area Profile

Schools Nearby

Howden Junior School
1.2 mi
Report card2025
Ofsted no longer awards a single overall grade.
Howden Church of England Infant School
1.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Howden School
1.2 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Airmyn Park Primary School
2.2 mi
Good

4 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Barn Hill Farm Selby Road
-
£368k
-
Barn Hill Farm Selby Road
-
£338k
-
Barn Hill Farm Selby Road
-
£340k
-
Barn Hill Farm Selby Road
-
£335k
-

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