Apartment 1, The Beeches, 99 Main Street, Willerby, Hull, HU10 6BY

UPRN:10070613628Flat/MaisonetteBeds -Built -

LeaseholdCouncil Tax: Band CEPC: -

Data freshness:Price Paid· freshPlanning· 4mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

Apartment 1, The Beeches, 99 Main Street, Willerby, Hull, HU10 6BY

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

£209,000

£199k - £220kHigh

Estimate

£209k

Range

£199k – £220k

Rent Estimate (pcm)

£1,700

£2k - £2k

Monthly

£1,700

Yield

12.36%

Verdict

Derived from HomePortfolio scores

Apartment 1 earns an INVESTIGATE rating with HP Score 74/100. Investment score 47/100 reflects below-average fundamentals. Crime intensity is very low. Walkability is limited (69/100). 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 SourcesPortal 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

74/ 100

Mixed

Investment Score

47/ 100

Mixed

Crime Score

13/ 100

Low

Walkability

69/ 100

Moderate

Transit & Bike

Transit 19Bike 42

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 30 Oct 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 21% above the ask. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +21.1% (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 9 Oct 2026
- valuation_snapshotsestimate for 10070613628· as of 9 Oct 2026
Rental economics40/40
gross yield 12.4%; range width penalty ×1.00; the estimate this rent rides on sits 21% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 1700/mo (range 1650-1750)· as of 9 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 21% above the ask on the same snapshot - verify the rent describes this home· as of 9 Oct 2026· verify before relying on this
Stress margin21.4/30
stressed cash flow +363/mo, +21% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); passes the stress
- listing_factsservice charge / ground rent from the advert· as of 30 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 181 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 30 Oct 2026
Risk & liquidity14.6/15
271 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 sensitivityScores 80+ up to £148,500

£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£1,700/mo

Evidenced range £1,650-£1,750

Interest rate5.4%

Loan to value75%

Cash required: £51,600
Net cash flow: £620/mo
Cash on cash: 14.4%
Score at this price: 76

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 3.05 - 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 10070613628Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 1700/mo (range 1650-1750)Rental economics · as of 9 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 21% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 9 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 30 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 30 Oct 2026

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 1700/mo (range 1650-1750)
Rental economics needs verification before you rely on it
sale estimate 21% 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. Set your walk-away price before viewing - above £148,500 the deal stops scoring well.
Computed by re-running the score at higher prices.
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£209,000

Rent Estimate (pcm)£1,700

Gross Yield12.36%

1y Growth-27.4%

3y Growth+0.0%

5y Growth-0.4%

10y Growth+2.4%

Last Sold Price£180,000 (2018-11-13)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0HU10 6BY

Approval Rate

-12mo

Development

low

26/02785/PLF
Erection of a Greenhouse
Pending
26/02672/PLF
Erection of hip-to-gable extension and construction of rear dormer
Pending
26/02500/TPO
TPO - WILLERBY NO. 15 - 2006 (REF 1018) G1 - Fell 1no. Lime tree (T1) as the roots are impacting the stability and integrity of the dwelling
Pending

View Planning Timeline

Ownership

Corporate Ownership76.6%
Overseas OwnershipNo
Lease Term Remaining131 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2018-11-13
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,881

Population Density1,619 /km²

Owner Occupied89%

Age Distribution

0-15 13%16-64 52%65+ 35%

View Area Profile

Schools Nearby

Wolfreton School and Sixth Form College
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Willerby Carr Lane Primary School
0.6 mi
Report card2026
Ofsted no longer awards a single overall grade.
Kirk Ella St Andrew's Community Primary School
0.8 mi
Good
Springhead Primary School
1.1 mi
Good

5 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

73 Main Street
-
£127k
-
The Beeches, 99 Main Street
-
£175k
-
The Beeches, 99 Main Street
-
£210k
-
73 Main Street
-
£114k
-

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