Flat 1, 2 Reed Street, Hull, HU2 8BL

UPRN:10070551291Purpose Built Flat1 bedsBuilt 2003-2006

LeaseholdCouncil Tax: -EPC: C (72)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

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

£63,000

£60k - £67kHigh

Estimate

£63k

Range

£60k – £67k

Rent Estimate (pcm)

£300

£300 - £350

Monthly

£300

Yield

6.67%

Verdict

Derived from HomePortfolio scores

Flat 1 earns an INVESTIGATE rating with HP Score 68/100. Investment score 76/100 reflects strong fundamentals. Crime intensity is elevated. Walkability is excellent (97/100). 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 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

68/ 100

Mixed

Investment Score

76/ 100

High

Crime Score

81/ 100

Elevated

Walkability

97/ 100

Excellent

Transit & Bike

Transit 79Bike 82

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 9 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: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +14.3% (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 12 Oct 2026
- valuation_snapshotsestimate for 10070551291· as of 12 Oct 2026
Rental economics29.3/40
gross yield 8.7% on contractual rent (listing-disclosed tenancy); contractual 495/mo far above the 300/mo estimate - credited at the 1.3x cap, verify
- listing_factscontractual rent 495/mo (tenanted)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -82/mo, -21% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- listing_factsservice charge / ground rent from the advert· as of 9 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 1 price cut(s), 154 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 9 Nov 2026
Risk & liquidity14.4/15
47 sales/12mo in area; valuation range width 11%
- 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

£40,500£62,000

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£54,000

At the asking price

Monthly rent£300/mo

Evidenced range £300-£350

Interest rate5.4%

Loan to value75%

Cash required: £17,500
Net cash flow: £25/mo
Cash on cash: 1.7%
Score at this price: 44

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.65 - 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 10070551291Valuation edge · as of 12 Oct 2026
listing_factscontractual rent 495/mo (tenanted)Rental economics · as of 9 Nov 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 9 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 9 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
contractual rent 495/mo (tenanted)
Stress margin needs verification before you rely on it
service charge / ground rent from the advert

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£63,000

Rent Estimate (pcm)£300

Gross Yield6.67%

1y Growth-

3y Growth+7.5%

5y Growth+3.7%

10y Growth+4.4%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0HU2 8BL

Approval Rate

-12mo

Development

low

26/01058/FULL
1. Erection of two storey rear extension (10.11m depth x 5.28m width x 6.33m max height) 2. Erection of single storey front extension (2.43m depth x 2.41m width x 3.66m max height) 3. Erection of single storey side extension (1.9m depth x 1.13m width x 3.15m max height)
Pending
26/01057/CONDET
Discharge of conditions relating to approval No 24/00968/FULL.
Conditions
26/01036/FULL
New exam hall with a single storey link
Pending

View Planning Timeline

Ownership

Corporate Ownership50.4%
Overseas OwnershipNo
Lease Term Remaining179 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

20 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£27,309

Population Density-

Owner Occupied15%

Age Distribution

0-15 12%16-64 80%65+ 8%

View Area Profile

Schools Nearby

St Charles Voluntary Catholic Academy
0.2 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Ron Dearing UTC
0.3 mi
Outstanding
Clifton Primary School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
The Fast Forward School
0.4 mi
-

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

View All Schools

Comparables

View All

2 Reed Street
-
£65k
-
2 Reed Street
-
£86k
-
2 Reed Street
-
£45k
-
2 Reed Street
-
£57k
-

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