1 Pasture Lane, Kingswood, Hull, HU7 3PF

UPRN:10094920093Semi-Detached House4 bedsBuilt 2023

FreeholdCouncil Tax: Band DEPC: B (85)

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

1 Pasture Lane, Kingswood, Hull, HU7 3PF

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£293,000

£234k - £352kLow

Estimate

£293k

Range

£234k – £352k

Rent Estimate (pcm)

£1,650

£2k - £2k

Monthly

£1,650

Yield

7.33%

Verdict

Derived from HomePortfolio scores

1 Pasture Lane earns an INVESTIGATE rating with HP Score 66/100. Investment score 60/100 reflects moderate fundamentals. Crime intensity is moderate. Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsMarket 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)ONS 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

66/ 100

Mixed

Investment Score

60/ 100

Moderate

Crime Score

53/ 100

Elevated

Walkability

No data

Transit & Bike

No data

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 7 Nov 2026

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

Valuation edge2.5/15
claims [sold-comps +14.8%, £/sqft +14.9%] → 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): 9 comps, dispersion 3.3%· as of 3 Nov 2026
Rental economics17.9/40
gross yield 7.3%; range width penalty ×0.96
- valuation_snapshotsrent estimate 1650/mo (range 1550-1750)· as of 10 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -56/mo, -3% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 7 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 251 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 7 Nov 2026
Risk & liquidity9.2/15
481 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

£202,500£310,500

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£270,000

At the asking price

Monthly rent£1,650/mo

Evidenced range £1,550-£1,750

Interest rate5.4%

Loan to value75%

Cash required: £85,800
Net cash flow: £231/mo
Cash on cash: 3.2%
Score at this price: 30

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.81 - 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): 9 comps, dispersion 3.3%Valuation edge · as of 3 Nov 2026
valuation_snapshotsrent estimate 1650/mo (range 1550-1750)Rental economics · as of 10 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 7 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 7 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

Risks

What could kill this deal

Score confidence is reduced
fewer independent sources agree, or a component could not be scored
Rental economics needs verification before you rely on it
rent estimate 1650/mo (range 1550-1750)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 251 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 →

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. 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£293,000

Rent Estimate (pcm)£1,650

Gross Yield7.33%

1y Growth+8.5%

3y Growth-0.4%

5y Growth+0.3%

10y Growth+2.4%

Last Sold Price£269,995 (2024-05-24)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0HU7 3PF

Approval Rate

-12mo

Development

low

26/02005/PLF
Erection of single storey extension to front with associated alterations and application of render to front, erection of detached garage and 1.85m high boundary fence following demolition of existing front porch and detached garage
Pending
26/00719/FULL
Retrospective application Garage conversion to habitable space 4.9m (length) x 2.5m (width) x 1.327m (max height) X4 roof windows
Pending
26/00693/CONDET
Discharge of condition 16 of approval ref. 24/00824/FULL - Erection of Starbucks drive thru/restaurant and associated external works.
Conditions

View Planning Timeline