Flat 3, 2 Thorgam Court, Grimsby, DN31 2EU

UPRN:11002715Flat/Maisonette1 bedsBuilt 1976-1982

LeaseholdCouncil Tax: -EPC: D (62)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Flat 3, 2 Thorgam Court, Grimsby, DN31 2EU

HP Score

/ 100

Mixed

Verdict

2 days ago

Verdict: AVOID, on a scale of Buy, Investigate, Avoid.
Significant risk factors

Evidence

18 of 21 sources

Sale Estimate

£33,000

£30k - £36kMedium

Estimate

£33k

Range

£30k – £36k

Rent Estimate (pcm)

£150

£150 - £200

Monthly

£150

Yield

4.50%

Verdict

Derived from HomePortfolio scores

Flat 3 earns an AVOID rating with HP Score 50/100. Investment score 52/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is good (75/100). 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 NationsMarket estimates (third-party AVM)Defra 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

50/ 100

Mixed

Investment Score

52/ 100

Moderate

100

Crime Score

100/ 100

Elevated

Walkability

75/ 100

High

Transit & Bike

Transit 35Bike 75

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 5 Nov 2026

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

Valuation edge-0.6/15
claims [AVM -21.2% (MEDIUM)] → measured edge -0.12pp 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 (MEDIUM confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 11002715· as of 9 Oct 2026
Rental economics6.8/40
gross yield 5.9% on contractual rent (listing-disclosed tenancy); contractual 475/mo far above the 150/mo estimate - credited at the 1.3x cap, verify
- listing_factscontractual rent 475/mo (tenanted)· as of 5 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -161/mo, -82% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 5 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 421 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 5 Nov 2026
Risk & liquidity0/15
lease 46 years (under 80): most lenders refuse it - risk scores nothing; 148 sales/12mo in area; valuation range width 18%
- property_intelligencetransactions_12mo
- listing_factslease 46 years remaining (advert)· as of 5 Nov 2026

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

£30,000£46,000

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£40,000

At the asking price

Monthly rent£150/mo

Evidenced range £150-£200

Interest rate5.4%

Loan to value75%

Cash required: £13,300
Net cash flow: -£31/mo
Cash on cash: -2.8%
Score at this price: 6

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.11 - below 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 11002715Valuation edge · as of 9 Oct 2026
listing_factscontractual rent 475/mo (tenanted)Rental economics · as of 5 Nov 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 5 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 Nov 2026
property_intelligencetransactions_12moRisk & liquidity
listing_facts

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 475/mo (tenanted)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 421 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. 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. 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£33,000

Rent Estimate (pcm)£150

Gross Yield4.50%

1y Growth+105.4%

3y Growth-1.0%

5y Growth+0.6%

10y Growth+2.8%

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

0DN31 2EU

Approval Rate

-12mo

Development

low

DM/0160/26/CND
Details in Discharge of Condition 14 (Security Measures) pursuant to DM/0629/25/FUL
Pending
DM/0685/25/CND
Details in Discharge of Conditions 5 (CMP), 7 (Demolition Method Statement), 9 (Contamination - Risk Assessment) and 23 (Piling) pursuant to DM/0979/22/FUL
Conditions
DM/0829/26/DDD
Birch tree ( T61 of Order) leaning into adjacent birch: fell under the dangerous exemption
Pending

View Planning Timeline

Ownership

Corporate Ownership72.7%
Overseas OwnershipNo
Lease Term Remaining43 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

14 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,898

Population Density992 /km²

Owner Occupied26%

Age Distribution

0-15 18%16-64 67%65+ 15%

View Area Profile

Schools Nearby

Macaulay Primary Academy
0.2 mi
Good
St James' School
0.4 mi
Inspected by ISI
Ormiston South Parade Academy
0.4 mi
Inspected as South Parade Primary School (URN 131604) on 8 Feb 2012
Littlecoates Primary Academy
0.6 mi
Inspected as Littlecoates Primary School (URN 117964) on 17 Jul 2013

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

View All Schools

Comparables

View All

9 Thorgam Court
-
£37k
-
6 Thorgam Court
-
£32k
-
12 Thorgam Court
-
£27k
-
10 Thorgam Court
-
£27k
-

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