45 Kirkstead Crescent, Grimsby, DN33 1JX

UPRN:11001001Terrace Property3 bedsBuilt 1950-1966

FreeholdCouncil Tax: Band AEPC: D (65)

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

45 Kirkstead Crescent, Grimsby, DN33 1JX

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

20 of 21 sources

Sale Estimate

£95,000

£90k - £99kHigh

Estimate

£95k

Range

£90k – £99k

Rent Estimate (pcm)

£550

£550 - £600

Monthly

£550

Yield

6.29%

Verdict

Derived from HomePortfolio scores

45 Kirkstead Crescent earns an INVESTIGATE rating with HP Score 67/100. Investment score 53/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (50/100). 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 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

53/ 100

Moderate

Crime Score

23/ 100

Moderate

Walkability

50/ 100

Moderate

Transit & Bike

Transit 22Bike 56

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 30 Oct 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge-1.6/15
claims [AVM -10.5% (HIGH)] → measured edge -0.33pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (HIGH confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 11001001· as of 9 Oct 2026
Rental economics10.3/40
gross yield 6.3%; range width penalty ×1.00
- valuation_snapshotsrent estimate 550/mo (range 550-600)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -169/mo, -31% 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 30 Oct 2026
Seller motivationNot scored
no listing-history inputs (first published date, price changes)
Risk & liquidity14.7/15
273 sales/12mo in area; valuation range width 9%
- 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

£79,000£120,500

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£105,000

At the asking price

Monthly rent£550/mo

Evidenced range £550-£600

Interest rate5.4%

Loan to value75%

Cash required: £32,800
Net cash flow: £26/mo
Cash on cash: 1.0%
Score at this price: 23

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.55 - 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 11001001Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 550/mo (range 550-600)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 30 Oct 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

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 550/mo (range 550-600)
Seller motivation could not be scored
no listing-history inputs (first published date, price changes)

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

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£95,000

Rent Estimate (pcm)£550

Gross Yield6.29%

1y Growth-

3y Growth-0.4%

5y Growth+0.4%

10y Growth+2.1%

Last Sold Price£56,000 (2018-05-18)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0DN33 1JX

Approval Rate

-12mo

Development

low

DM/0769/26/FUL
Installation of netting on steel tube posts to increase existing fence height by 1m along the left hand side boundary of the back garden.
Pending
DM/0439/26/FUL
Alterations to front including widening the existing doorway and install a modular steel ramp
Conditions
DM/0574/26/FULA
Variation of Condition 3 (Materials) following DM/1010/24/FULA to alter external materials
Conditions

View Planning Timeline

Ownership

Corporate Ownership87.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2018-05-18
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

8 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,898

Population Density6,240 /km²

Owner Occupied39%

Age Distribution

0-15 29%16-64 61%65+ 10%

View Area Profile

Schools Nearby

Woodlands Academy
0.2 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Scartho Gateway Academy
0.4 mi
-
Oasis Academy Nunsthorpe
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.
Sevenhills Academy
0.5 mi
Good

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

View All Schools

Comparables

View All

53 Kirkstead Crescent
-
£74k
-
45 Kirkstead Crescent
-
£56k
-
70 Kirkstead Crescent
-
£65k
-
53 Kirkstead Crescent
-
£56k
-

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