Flat 33, Baker Street Central, 20–21 Baker Street, Hull, HU2 8HE

UPRN:10070552580Flat/Maisonette1 bedsBuilt 1996-2002

LeaseholdCouncil Tax: -EPC: C (79)

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

Flat 33, Baker Street Central, 20–21 Baker Street, Hull, HU2 8HE

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

20 of 21 sources

Sale Estimate

£92,000

£83k - £101kMedium

Estimate

£92k

Range

£83k – £101k

Rent Estimate (pcm)

£450

£450 - £500

Monthly

£450

Yield

7.71%

Verdict

Derived from HomePortfolio scores

Flat 33 earns an INVESTIGATE rating with HP Score 67/100. 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)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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

67/ 100

Mixed

Investment Score

76/ 100

High

Crime Score

82/ 100

Elevated

Walkability

97/ 100

Excellent

Transit & Bike

Transit 80Bike 82

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 9 Nov 2026

Fewer independent sources agree, or a component could not be scored.

Valuation edge1.2/15
claims [AVM +23.9% (MEDIUM), sold-comps +1.4%, £/sqft +2.0%] → measured edge +0.23pp 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 12 Oct 2026
- valuation_snapshotsestimate for 10070552580· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 11.5%· as of 12 Nov 2026
Rental economics35.4/40
gross yield 9.4% on contractual rent (listing-disclosed tenancy)
- listing_factscontractual rent 550/mo (tenanted)· as of 9 Nov 2026
Stress margin0/30
stressed cash flow -36/mo, -7% 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 9 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 59 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 & liquidity12.9/15
47 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

£52,500£80,500

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£70,000

At the asking price

Monthly rent£450/mo

Evidenced range £450-£500

Interest rate5.4%

Loan to value75%

Cash required: £22,300
Net cash flow: £75/mo
Cash on cash: 4.1%
Score at this price: 50

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.90 - 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 10070552580Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 11.5%Valuation edge · as of 12 Nov 2026
listing_factscontractual rent 550/mo (tenanted)Rental economics · as of 9 Nov 2026
listing_factsservice charge / ground rent from the advertStress margin · as of 9 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 9 Nov 2026
property_intelligence

Risks

What could kill this deal

Score confidence is reduced
fewer independent sources agree, or a component could not be scored
Seller motivation could not be scored
context, not scored: 0 price cut(s), 59 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 →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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.
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£92,000

Rent Estimate (pcm)£450

Gross Yield7.71%

1y Growth-

3y Growth+7.5%

5y Growth+3.7%

10y Growth+4.4%

Last Sold Price£92,995 (2006-04-21)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1HU2 8HE

Approval Rate

100%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
Erection of new exam hall with a single storey link
Pending

View Planning Timeline

Ownership

Corporate Ownership50.4%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2006-04-21
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

13 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£27,309

Population Density3,388 /km²

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
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
The Fast Forward School
0.5 mi
-

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

View All Schools

Comparables

View All

Baker Street Central, 21 Baker Street
-
£68k
-
Identity House, 32 Baker Street
-
£160k
-
Baker Street Central, 21 Baker Street
-
£80k
-
Baker Street Central, 21 Baker Street
-
£75k
-

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