Flat 1, 45 Abbey Park Road, Grimsby, DN32 0HS

UPRN:11043039Flat/Maisonette2 bedsBuilt before 1900

Tenure: -Council Tax: Band BEPC: E (49)

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

Flat 1, 45 Abbey Park Road, Grimsby, DN32 0HS

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

17 of 21 sources

Sale Estimate

£130,000

£104k - £156kLow

Estimate

£130k

Range

£104k – £156k

Rent Estimate (pcm)

£750

£700 - £800

Monthly

£750

Yield

10.59%

Verdict

Derived from HomePortfolio scores

Flat 1 earns an INVESTIGATE rating with HP Score 74/100. Investment score 48/100 reflects below-average fundamentals. Crime intensity is low. Walkability is good (80/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsMarket 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

74/ 100

Mixed

Investment Score

48/ 100

Mixed

Crime Score

21/ 100

Moderate

Walkability

80/ 100

High

Transit & Bike

Transit 20Bike 65

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 30 Oct 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 35% above the ask. It ranks after every home whose inputs are verified.

Valuation edge2.5/15
claims [sold-comps +45.9%, £/sqft +46.0%] → measured edge +0.50pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; AVM excluded (estimate confidence LOW below scoring floor)
estimate confidence LOW below scoring floor · snapshot 10 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 16.2%· as of 21 Oct 2026
Rental economics37.3/40
gross yield 10.6%; range width penalty ×0.93; the estimate this rent rides on sits 35% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 750/mo (range 700-800)· as of 10 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 35% above the ask on the same snapshot - verify the rent describes this home· as of 10 Oct 2026· verify before relying on this
Stress margin8.4/30
stressed cash flow +63/mo, +8% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress
- underwriting_assumptionscosts not disclosed by the advert· as of 30 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 259 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 30 Oct 2026
Risk & liquidity9.2/15
383 sales/12mo in area; valuation range width 40%
- 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

£66,000£97,500

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£85,000

At the asking price

Monthly rent£750/mo

Evidenced range £700-£800

Interest rate5.4%

Loan to value75%

Cash required: £26,800
Net cash flow: £232/mo
Cash on cash: 10.4%
Score at this price: 57

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.61 - 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

property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 16.2%Valuation edge · as of 21 Oct 2026
valuation_snapshotsrent estimate 750/mo (range 700-800)Rental economics · as of 10 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 35% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 10 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 30 Oct 2026
portal_listingsprice_changes + first_published_date

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 750/mo (range 700-800)
Rental economics needs verification before you rely on it
sale estimate 35% 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£130,000

Rent Estimate (pcm)£750

Gross Yield10.59%

1y Growth-61.8%

3y Growth+0.4%

5y Growth-1.8%

10y Growth+0.9%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

3DN32 0HS

Approval Rate

100%12mo

Development

low

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
Pending
DM/0778/26/FUL
Remove existing gates and erect single storey side extension with associated works
Pending
DM/0834/26/TPO
Beech T001: Fell Reason: structural and physiological condition, Meripilus giganteus (Giant polypore).
Pending

View Planning Timeline