Flat 1, Merville Manor, 44 Holbeck Avenue, Scarborough, YO11 2YD

UPRN:100050477295Flat/MaisonetteBeds -Built 1950-1966

FreeholdCouncil Tax: -EPC: E (51)

Data freshness:Planning· 4mo agoOwnership· 1mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Flat 1, Merville Manor, 44 Holbeck Avenue, Scarborough, YO11 2YD

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£155,000

£139k - £170kMedium

Estimate

£155k

Range

£139k – £170k

Rent Estimate (pcm)

£800

£750 - £850

Monthly

£800

Yield

5.82%

Verdict

Derived from HomePortfolio scores

Flat 1 earns an INVESTIGATE rating with HP Score 65/100. Investment score 48/100 reflects below-average fundamentals. Crime intensity is low. Walkability is limited (43/100). 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

65/ 100

Mixed

Investment Score

48/ 100

Mixed

Crime Score

26/ 100

Moderate

Walkability

43/ 100

Mixed

Transit & Bike

Transit 35Bike 60

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 3 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 -6.5% (MEDIUM)] → 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 (MEDIUM confidence) · snapshot 9 Nov 2026
- valuation_snapshotsestimate for 100050477295· as of 9 Nov 2026
Rental economics6.2/40
gross yield 5.8%; range width penalty ×0.95
- valuation_snapshotsrent estimate 800/mo (range 750-850)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -238/mo, -30% 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 3 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 126 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 3 Nov 2026
Risk & liquidity12.8/15
406 sales/12mo in area; valuation range width 20%
- 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

£124,000£189,500

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£165,000

At the asking price

Monthly rent£800/mo

Evidenced range £750-£850

Interest rate5.4%

Loan to value75%

Cash required: £51,600
Net cash flow: -£3/mo
Cash on cash: -0.1%
Score at this price: 19

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.44 - 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 100050477295Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 800/mo (range 750-850)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 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 800/mo (range 750-850)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 126 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£155,000

Rent Estimate (pcm)£800

Gross Yield5.82%

1y Growth-

3y Growth-1.3%

5y Growth+0.9%

10y Growth+2.8%

Last Sold Price£110,000 (2004-05-21)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonModerate
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0YO11 2YD

Approval Rate

-12mo

Development

low

26/05253/FUL
Removal of side dormer
Pending
26/04890/FUL
Erection of a balcony on top of existing garage and lounge, and Juliet Balcony to Room 2.
Pending
26/05143/TCON
(T1) - Purple plum - crown reduce to 2 feed below previous cuts, to prevent tear outs. (T2) - Horse chestnut - crown reduce to previous cuts, required due to lapsed pollard, which has left tight unions and potential for tear outs. There is also evidence of bleeding within unions. The crown reduction will reduce weight within the branches, minimising tear outs.
Approved

View Planning Timeline

Ownership

Corporate Ownership63%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2004-05-21
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

14 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,683

Population Density-

Owner Occupied66%

Age Distribution

0-15 8%16-64 48%65+ 44%

View Area Profile

Schools Nearby

Scarborough College
0.1 mi
Inspected by ISI
Wheatcroft Community Primary School
0.4 mi
Good
St Martin's Church of England Voluntary Aided Primary School, Scarborough
0.4 mi
Good
Scarborough University Technical College
0.7 mi
Good

1 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Merville Manor Holbeck Avenue
-
£127k
-
Merville Manor Holbeck Avenue
-
£90k
-
Merville Manor Holbeck Avenue
-
£105k
-
Merville Manor Holbeck Avenue
-
£149k
-

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