89 Lovett Street, Cleethorpes, DN35 7EB

UPRN:11056251Mid Terrace House3 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band AEPC: C (71)

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

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£86,000

£82k - £90kHigh

Estimate

£86k

Range

£82k – £90k

Rent Estimate (pcm)

£550

£500 - £600

Monthly

£550

Yield

7.76%

Verdict

Derived from HomePortfolio scores

89 Lovett Street earns an INVESTIGATE rating with HP Score 73/100. Investment score 55/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (72/100). 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

73/ 100

Mixed

Investment Score

55/ 100

Moderate

Crime Score

17/ 100

Moderate

Walkability

72/ 100

High

Transit & Bike

Transit 23Bike 52

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 3 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 +1.2% (HIGH), sold-comps -9.0%, £/sqft -8.5%] → 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 11056251· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 22.5%· as of 20 Oct 2026
Rental economics22.1/40
gross yield 7.8% on contractual rent (listing-disclosed tenancy)
- listing_factscontractual rent 550/mo (tenanted)· as of 3 Nov 2026
Stress margin0/30
stressed cash flow -84/mo, -15% 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 3 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 493 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 3 Nov 2026
Risk & liquidity14.8/15
438 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

£64,000£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£550/mo

Evidenced range £500-£600

Interest rate5.4%

Loan to value75%

Cash required: £26,800
Net cash flow: £94/mo
Cash on cash: 4.2%
Score at this price: 37

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.92 - 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 11056251Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 22.5%Valuation edge · as of 20 Oct 2026
listing_factscontractual rent 550/mo (tenanted)Rental economics · as of 3 Nov 2026
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 Nov 2026
property_intelligence

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Seller motivation could not be scored
context, not scored: 1 price cut(s), 493 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 →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
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£86,000

Rent Estimate (pcm)£550

Gross Yield7.76%

1y Growth-

3y Growth+0.5%

5y Growth+0.0%

10y Growth+1.2%

Last Sold Price£75,000 (2006-12-20)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0DN35 7EB

Approval Rate

-12mo

Development

low

DM/0712/26/FUL
Proposed single and two storey extension to the rear with associated works
Pending
DM/0658/26/FUL
Partial change of use to ground floor rear and first floor to provide three bedrooms for short-term holiday accommodation, with retained residential occupation by the applicant for management purposes.
Pending
DM/0618/26/FUL
Demolish existing buildings to erect 9 dwellings with associated parking, landscaping, boundary treatments and associated works
Pending

View Planning Timeline

Ownership

Corporate Ownership83.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2006-12-20
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

9 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,898

Population Density-

Owner Occupied43%

Age Distribution

0-15 26%16-64 63%65+ 11%

View Area Profile

Schools Nearby

Phoenix Park Academy
0.3 mi
Good
Elliston Primary Academy
0.3 mi
Inspected as Elliston Primary School (URN 131700) on 13 Nov 2013
Queen Mary Avenue Infant School
0.4 mi
Good
William Barcroft Junior School
0.4 mi
Inspected as William Barcroft Junior School (URN 117731) on 17 Jun 2014

0 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

123 Lovett Street
-
£80k
-
93 Lovett Street
-
£75k
-
99 Lovett Street
-
£97k
-
105 Lovett Street
-
£85k
-

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