54 Westborough Way, Hull, HU4 7SN

UPRN:100050101033Semi-Detached House3 bedsBuilt 1976-1982

FreeholdCouncil Tax: Band CEPC: C (69)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 3mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

HP Score

/ 100

Strong

Verdict

3 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

17 of 21 sources

Sale Estimate

£215,000

£204k - £225kHigh

Estimate

£215k

Range

£204k – £225k

Rent Estimate (pcm)

£1,050

£1k - £1k

Monthly

£1,050

Yield

6.00%

Verdict

Derived from HomePortfolio scores

54 Westborough Way earns an INVESTIGATE rating with HP Score 75/100. Investment score 55/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (51/100). 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)Defra 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

75/ 100

Strong

Investment Score

55/ 100

Moderate

Crime Score

5/ 100

Low

Walkability

51/ 100

Moderate

Transit & Bike

Transit 15Bike 63

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 11 Nov 2026

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

Valuation edge0/15
claims [AVM +2.3% (HIGH)] → 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
Market estimate used (HIGH confidence) · snapshot 14 Nov 2026
- valuation_snapshotsestimate for 100050101033· as of 14 Nov 2026
Rental economics7.3/40
gross yield 6.0%; range width penalty ×0.91
- valuation_snapshotsrent estimate 1050/mo (range 1000-1150)· as of 14 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -244/mo, -23% 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 11 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 178 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 11 Nov 2026
Risk & liquidity14.7/15
259 sales/12mo in area; valuation range width 10%
- 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

£157,500£241,500

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£210,000

At the asking price

Monthly rent£1,050/mo

Evidenced range £1,000-£1,150

Interest rate5.4%

Loan to value75%

Cash required: £66,000
Net cash flow: £18/mo
Cash on cash: 0.3%
Score at this price: 22

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.48 - 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_snapshotsestimate for 100050101033Valuation edge · as of 14 Nov 2026
valuation_snapshotsrent estimate 1050/mo (range 1000-1150)Rental economics · as of 14 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 11 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 11 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 1050/mo (range 1000-1150)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 178 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. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
3. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£215,000

Rent Estimate (pcm)£1,050

Gross Yield6.00%

1y Growth-

3y Growth+3.2%

5y Growth+3.5%

10y Growth+2.3%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0HU4 7SN

Approval Rate

-12mo

Development

low

26/01035/TC
Fell Conifer on front boundary (Works to trees in a Conservation Area)
Pending
26/01013/PD
Permitted development enquiry
Pending
26/02759/PLF
Erection of single storey extensions to side and rear and installation of new window to side and door to rear
Pending

View Planning Timeline

Ownership

Corporate Ownership81.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

12 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,881

Population Density5,790 /km²

Owner Occupied88%

Age Distribution

0-15 14%16-64 53%65+ 33%

View Area Profile

Schools Nearby

Acre Heads Primary School
0.2 mi
Good
The Hub School
0.2 mi
Inspected as The Hub School (URN 142135) on 5 Apr 2022
Ainthorpe Primary School
0.5 mi
Good
Anlaby Primary School
0.5 mi
Inspected as Anlaby Infant School (URN 117877) on 18 Jan 2007

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

View All Schools

Comparables

View All

25 Westborough Way
-
£216k
-
28 Westborough Way
-
£190k
-
30 Westborough Way
-
£185k
-
42 Westborough Way
-
£200k
-

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