23 Highfield Avenue, Grimsby, DN32 0JG

UPRN:11030289Mid Terrace House3 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band AEPC: D (63)

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

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£74,000

£71k - £78kHigh

Estimate

£74k

Range

£71k – £78k

Rent Estimate (pcm)

£550

£500 - £600

Monthly

£550

Yield

9.04%

Verdict

Derived from HomePortfolio scores

23 Highfield Avenue earns an INVESTIGATE rating with HP Score 59/100. Investment score 54/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is limited (62/100). 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

59/ 100

Mixed

Investment Score

54/ 100

Moderate

Crime Score

64/ 100

Elevated

Walkability

62/ 100

Moderate

Transit & Bike

Transit 17Bike 74

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 4 Nov 2026

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

Valuation edge0/15
claims [AVM +1.4% (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 Oct 2026
- valuation_snapshotsestimate for 11030289· as of 9 Oct 2026
Rental economics22.5/40
gross yield 7.8% on contractual rent (listing-disclosed tenancy)
- listing_factscontractual rent 475/mo (tenanted)· as of 4 Nov 2026
- listing_factslisting text signals condition works - budget before trusting any yield· as of 4 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -89/mo, -19% 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 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 328 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
383 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

£55,000£84,000

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£73,000

At the asking price

Monthly rent£550/mo

Evidenced range £500-£600

Interest rate5.4%

Loan to value75%

Cash required: £23,200
Net cash flow: £134/mo
Cash on cash: 7.0%
Score at this price: 37

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.23 - 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 11030289Valuation edge · as of 9 Oct 2026
listing_factscontractual rent 475/mo (tenanted)Rental economics · as of 4 Nov 2026
listing_factslisting text signals condition works - budget before trusting any yieldRental economics · as of 4 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
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
listing text signals condition works - budget before trusting any yield
Seller motivation could not be scored
context, not scored: 0 price cut(s), 328 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

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£74,000

Rent Estimate (pcm)£550

Gross Yield9.04%

1y Growth-14.8%

3y Growth+0.4%

5y Growth-1.8%

10y Growth+0.9%

Last Sold Price£35,000 (2015-07-21)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0DN32 0JG

Approval Rate

-12mo

Development

low

DM/0834/26/TPO
Beech T001: Fell Reason: structural and physiological condition, Meripilus giganteus (Giant polypore).
Pending
DM/0825/26/CND
Details in Discharge of Condition 5 (Materials) pursuant to DM/0249/25/FUL
Pending
DM/0822/26/TCA
Tree identification: One mature linden (lime) tree located on the neighbouring property. Specification of works: pruning of branches overhanging the applicant's garden, cutting back to the property boundary where practicable. The works will be confined to branches extending over the boundary and will aim to prevent further encroachment into the garden while maintaining the tree's health and structural integrity. All pruning will be carried out by a professional tree surgeon who has visited the site and recommended course of action. Upon approval, works will be carried out when tree is in fully dormant state (Jan - early March 2027)
Pending

View Planning Timeline