23 Nicholson Road, Healing, Grimsby, DN41 7RT

UPRN:11035975Detached PropertyBeds -Built 1976-1982

FreeholdCouncil Tax: Band CEPC: C (72)

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

23 Nicholson Road, Healing, Grimsby, DN41 7RT

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£325,000

£292k - £357kMedium

Estimate

£325k

Range

£292k – £357k

Rent Estimate (pcm)

£1,500

£1k - £2k

Monthly

£1,500

Yield

6.55%

Verdict

Derived from HomePortfolio scores

23 Nicholson Road earns an INVESTIGATE rating with HP Score 65/100. Investment score 49/100 reflects below-average fundamentals. Crime intensity is very low. Walkability is limited (20/100). 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

65/ 100

Mixed

Investment Score

49/ 100

Mixed

Crime Score

14/ 100

Low

Walkability

20/ 100

Low

Transit & Bike

Transit 10Bike 50

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 2 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: the estimate sits 15% above the ask. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +15.4% (MEDIUM)] → 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 (MEDIUM confidence) · snapshot 12 Oct 2026
- valuation_snapshotsestimate for 11035975· as of 12 Oct 2026
Rental economics11.5/40
gross yield 6.5%; range width penalty ×0.93; the estimate this rent rides on sits 15% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 1500/mo (range 1400-1600)· as of 12 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 15% above the ask on the same snapshot - verify the rent describes this home· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -188/mo, -13% 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 2 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 24 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 2 Nov 2026
Risk & liquidity12.8/15
84 sales/12mo in area; valuation range width 20%
- 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

£206,000£316,000

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£275,000

At the asking price

Monthly rent£1,500/mo

Evidenced range £1,400-£1,600

Interest rate5.4%

Loan to value75%

Cash required: £87,550
Net cash flow: £110/mo
Cash on cash: 1.5%
Score at this price: 24

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.62 - 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 11035975Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 1500/mo (range 1400-1600)Rental economics · as of 12 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 15% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 2 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 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 1500/mo (range 1400-1600)
Rental economics needs verification before you rely on it
sale estimate 15% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
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£325,000

Rent Estimate (pcm)£1,500

Gross Yield6.55%

1y Growth-

3y Growth-0.2%

5y Growth+3.1%

10y Growth+2.6%

Last Sold Price£115,000 (2002-09-11)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1DN41 7RT

Approval Rate

-12mo

Development

low

DM/0717/26/TPO
T1 Beech: Repollard to the old existing pollard points leaving it a height of 8m and a canopy radius of 4m from the main stem. Tree has gone past its 5 year pollard cycle and the regrowth is now starting to fail at the unions.
Pending
DM/0689/26/TPO
T13 Lombardy Poplar: Amended works spec, reduce as per photo to approximately 14m high and canopy spread to 3m from base of tree. T15 Ash: Re-pollard, main stem to be left at a height of 6.5m Reasons: Works required due to excessive shading to both the property and neighboring properties.
Conditions
DM/0682/26/TPO
Beech tree: tree getting too large and want to trim thetop as we have done in the past. Blocking out our light and getting too close to House.
Rejected

View Planning Timeline

Ownership

Corporate Ownership72.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2002-09-11
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,898

Population Density186 /km²

Owner Occupied89%

Age Distribution

0-15 17%16-64 56%65+ 27%

View Area Profile

Schools Nearby

Healing Primary Academy
0.2 mi
Good
Healing Academy
0.4 mi
Good
Great Coates Village Nursery School
0.9 mi
GoodConcerns
John Whitgift Academy
1.1 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

3 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

21 Nicholson Road
-
£247k
-
5 Nicholson Road
-
£430k
-
17 Nicholson Road
-
£240k
-
1 Nicholson Road
-
£240k
-

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