Flat 8, The Binding House, 22–28 George Street, Hull, HU1 3AZ

UPRN:10094919638Flat/Maisonette1 bedsBuilt -

LeaseholdCouncil Tax: -EPC: -

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

Flat 8, The Binding House, 22–28 George Street, Hull, HU1 3AZ

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£104,000

£99k - £109kHigh

Estimate

£104k

Range

£99k – £109k

Rent Estimate (pcm)

£600

£600 - £650

Monthly

£600

Yield

7.20%

Verdict

Derived from HomePortfolio scores

Flat 8 earns an INVESTIGATE rating with HP Score 62/100. Investment score 50/100 reflects below-average 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 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

62/ 100

Mixed

Investment Score

50/ 100

Mixed

Crime Score

73/ 100

Elevated

Walkability

97/ 100

Excellent

Transit & Bike

Transit 67Bike 79

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 4 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 +3.8% (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 Nov 2026
- valuation_snapshotsestimate for 10094919638· as of 9 Nov 2026
Rental economics34.9/40
gross yield 9.4% on contractual rent (listing-disclosed tenancy); contractual 825/mo far above the 600/mo estimate - credited at the 1.3x cap, verify
- listing_factscontractual rent 825/mo (tenanted)· as of 4 Nov 2026· verify before relying on this
Stress margin2.7/30
stressed cash flow +21/mo, +3% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 4 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 1 price cut(s), unknown 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 4 Nov 2026
Risk & liquidity14.7/15
38 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 70+ up to £77,500

£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£600/mo

Evidenced range £600-£650

Interest rate5.4%

Loan to value75%

Cash required: £31,300
Net cash flow: £78/mo
Cash on cash: 3.0%
Score at this price: 52

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.78 - 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 10094919638Valuation edge · as of 9 Nov 2026
listing_factscontractual rent 825/mo (tenanted)Rental economics · as of 4 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 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 825/mo (tenanted)
Stress margin needs verification before you rely on it
costs not disclosed by 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. Set your walk-away price before viewing - above £77,500 the deal stops scoring well.
Computed by re-running the score at higher prices.
4. 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.

Valuation & Market

Sale Estimate£104,000

Rent Estimate (pcm)£600

Gross Yield7.20%

1y Growth-

3y Growth-7.0%

5y Growth-3.5%

10y Growth+1.3%

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

0HU1 3AZ

Approval Rate

-12mo

Development

low

26/01088/CONDET
Discharge of conditions 6, 7 and 8 of approval 25/00572/FULL.
Pending
26/01058/FULL
Erection of two-storey rear extension and single-storey extensions to front and side
Pending
26/01057/CONDET
Discharge of conditions relating to approval No 24/00968/FULL.
Conditions

View Planning Timeline

Ownership

Corporate Ownership32.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsNone
Lease TypeLeasehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£27,309

Population Density2,702 /km²

Owner Occupied16%

Age Distribution

0-15 10%16-64 80%65+ 10%

View Area Profile

Schools Nearby

Ron Dearing UTC
0.2 mi
Outstanding
Hull College
0.3 mi
-
St Charles Voluntary Catholic Academy
0.4 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
The Fast Forward School
0.4 mi
-

0 of 8 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

The Binding House, 22 - 28 George Street
-
£103k
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The Binding House, 22 - 28 George Street
-
£105k
-
The Binding House, 22 - 28 George Street
-
£120k
-
The Binding House, 22 - 28 George Street
-
£124k
-

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