31 Halcyon, The Waterfront, Selby, YO8 8FE

UPRN:10013454221Flat/Maisonette2 bedsBuilt 2003-2006

LeaseholdCouncil Tax: Band BEPC: C (71)

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

31 Halcyon, The Waterfront, Selby, YO8 8FE

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

£122,000

£98k - £147kLow

Estimate

£122k

Range

£98k – £147k

Rent Estimate (pcm)

£700

£650 - £750

Monthly

£700

Yield

8.40%

Verdict

Derived from HomePortfolio scores

31 Halcyon earns an INVESTIGATE rating with HP Score 55/100. Investment score 59/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is good (78/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsOfcom Connected NationsMarket 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

55/ 100

Mixed

Investment Score

59/ 100

Moderate

100

Crime Score

100/ 100

Elevated

Walkability

78/ 100

High

Transit & Bike

Transit 28Bike 69

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 12 Nov 2026

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

Check before relying on this score: the estimate sits 18% above the ask. It ranks after every home whose inputs are verified.

Valuation edge2.5/15
claims [sold-comps +10.7%, £/sqft +10.8%] → measured edge +0.50pp 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 10 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17.1%· as of 31 Oct 2026
Rental economics24.9/40
gross yield 8.4%; range width penalty ×0.91; the estimate this rent rides on sits 18% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 700/mo (range 650-750)· as of 10 Nov 2026· verify before relying on this
- valuation_snapshotssale estimate 18% 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 -89/mo, -13% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 12 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 42 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 12 Nov 2026
Risk & liquidity9.2/15
570 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

£75,000£115,000

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£100,000

At the asking price

Monthly rent£700/mo

Evidenced range £650-£750

Interest rate5.4%

Loan to value75%

Cash required: £31,300
Net cash flow: £147/mo
Cash on cash: 5.6%
Score at this price: 37

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.07 - 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

property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17.1%Valuation edge · as of 31 Oct 2026
valuation_snapshotsrent estimate 700/mo (range 650-750)Rental economics · as of 10 Nov 2026 · verify before relying on this
valuation_snapshotssale estimate 18% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 10 Nov 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 12 Nov 2026
portal_listingsprice_changes + first_published_date

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 700/mo (range 650-750)
Rental economics needs verification before you rely on it
sale estimate 18% above the ask on the same snapshot - verify the rent describes this home

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. 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.
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£122,000

Rent Estimate (pcm)£700

Gross Yield8.40%

1y Growth+5.2%

3y Growth+1.5%

5y Growth+1.8%

10y Growth+3.2%

Last Sold Price£150,125 (2007-06-08)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0YO8 8FE

Approval Rate

-12mo

Development

low

26/06725/S106
Amendment to the agreed S106 relating to the open space management at Staynor Hall, Selby
Pending
26/06412/CLEUD
Lawful development certificate for existing House in Multiple Occupancy (Sui Generis)
Pending
26/05995/ADV
Display of 1 No. internal illuminated digital screen on front elevation
Pending

View Planning Timeline

Ownership

Corporate Ownership75.2%
Overseas OwnershipNo
Lease Term Remaining132 yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2007-06-08
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,683

Population Density2,254 /km²

Owner Occupied36%

Age Distribution

0-15 16%16-64 67%65+ 17%

View Area Profile

Schools Nearby

Barlby Bridge Community Primary School
0.3 mi
Good
Barwic Parade Community Primary School, Selby
0.4 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Selby Abbey Church of England Voluntary Controlled Primary School
0.4 mi
Good
The Rubicon Centre
0.6 mi
Good

2 of 14 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Halcyon The Waterfront
-
£108k
-
Halcyon The Waterfront
-
£113k
-
Halcyon The Waterfront
-
£120k
-
Halcyon The Waterfront
-
£110k
-

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