87 Yarborough Road, Grimsby, DN34 4EG

UPRN:11000080Mid Terrace House3 bedsBuilt 1900-1929

LeaseholdCouncil Tax: Band AEPC: D (67)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021Council Tax· 4mo ago

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

£127,000

£120k - £133kHigh

Estimate

£127k

Range

£120k – £133k

Rent Estimate (pcm)

£800

£800 - £850

Monthly

£800

Yield

7.38%

Verdict

Derived from HomePortfolio scores

87 Yarborough Road earns an INVESTIGATE rating with HP Score 68/100. Investment score 53/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (52/100). 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

68/ 100

Mixed

Investment Score

53/ 100

Moderate

Crime Score

27/ 100

Moderate

Walkability

52/ 100

Moderate

Transit & Bike

Transit 33Bike 73

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 -2.4% (HIGH), sold-comps -5.7%, £/sqft -5.4%] → 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 11000080· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17.6%· as of 1 Nov 2026
Rental economics19.1/40
gross yield 7.4%; range width penalty ×1.00
- valuation_snapshotsrent estimate 800/mo (range 800-850)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -91/mo, -11% 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 4 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 78 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 & liquidity14.6/15
216 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 sensitivity

£97,500£149,500

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£130,000

At the asking price

Monthly rent£800/mo

Evidenced range £800-£850

Interest rate5.4%

Loan to value75%

Cash required: £40,400
Net cash flow: £115/mo
Cash on cash: 3.4%
Score at this price: 34

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.82 - 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 11000080Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17.6%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 800/mo (range 800-850)Rental economics · as of 12 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from 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

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 800/mo (range 800-850)
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. 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£127,000

Rent Estimate (pcm)£800

Gross Yield7.38%

1y Growth+15.6%

3y Growth+1.6%

5y Growth+2.6%

10y Growth+3.0%

Last Sold Price£100,000 (2019-08-21)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0DN34 4EG

Approval Rate

-12mo

Development

low

DM/0829/26/DDD
Birch tree ( T61 of Order) leaning into adjacent birch: fell under the dangerous exemption
Pending
DM/0744/26/FUL
Proposed change of use from fire station to offices with associated works
Pending
DM/0792/26/TPO
T1 Beech: Fell to ground level. Reason: The Beech tree is exhibiting signs of decline and has fruiting bodies of Meripilus giganteus, Giant Polypore, present at the base. This fungus is associated with significant root and butt decay, which can adversely affect tree stability. Given the species susceptibility to root plate failure when colonised by Meripilus, together with the trees proximity to a publicly accessible area, there are reasonable concerns regarding its structural integrity and ongoing retention. Removal is therefore proposed on arboricultural and public safety grounds. T2 Beech: No works required T3 Beech: Fell to ground level Reason: The Beech tree is exhibiting signs of decline and has fruiting bodies of Meripilus giganteus, Giant Polypore, present at the base. This fungus is associated with significant root and butt decay, which can adversely affect tree stability. Given the species susceptibility to root plate failure when colonised by Meripilus, together with the trees proximity to a publicly accessible area, there are reasonable concerns regarding its structural integrity and ongoing retention. Removal is therefore proposed on arboricultural and public safety grounds.
Pending

View Planning Timeline

Ownership

Corporate Ownership77.4%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2019-08-21
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

12 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,898

Population Density-

Owner Occupied58%

Age Distribution

0-15 20%16-64 63%65+ 17%

View Area Profile

Schools Nearby

Yarborough Academy
0.3 mi
Good
Macaulay Primary Academy
0.4 mi
Good
Cambridge Park Academy
0.6 mi
Good
Grange Primary School
0.6 mi
Inspected as Grange Infant and Nursery School (URN 117946) on 18 Nov 2008

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

View All Schools

Comparables

View All

69 Yarborough Road
-
£104k
-
99 Yarborough Road
-
£90k
-
101 Yarborough Road
-
£94k
-
97 Yarborough Road
-
£92k
-

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