63 Haycroft Street, Grimsby, DN31 2HR

UPRN:11061573Terrace Property2 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band AEPC: D (65)

Data freshness:Price Paid· freshPlanning· 4mo agoEPC· 3mo 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

19 of 21 sources

Sale Estimate

£63,000

£60k - £66kHigh

Estimate

£63k

Range

£60k – £66k

Rent Estimate (pcm)

£500

£450 - £500

Monthly

£500

Yield

10.34%

Verdict

Derived from HomePortfolio scores

63 Haycroft Street earns an INVESTIGATE rating with HP Score 52/100. Investment score 56/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is good (79/100). 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

52/ 100

Mixed

Investment Score

56/ 100

Moderate

100

Crime Score

100/ 100

Elevated

Walkability

79/ 100

High

Transit & Bike

Transit 31Bike 78

Walk Score, out of 100

Opportunity

Why this could be an opportunity

High confidence3 independent sourcesListing checked 27 Oct 2026

Every component scored, and three or more independent sources agree.

Valuation edge2.5/15
claims [AVM +7.9% (HIGH), sold-comps +10.8%, £/sqft +11.3%] → 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
Market estimate used (HIGH confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 11061573· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 18.6%· as of 19 Oct 2026
Rental economics40/40
gross yield 10.6% on contractual rent (listing-disclosed tenancy)
- listing_factscontractual rent 510/mo (tenanted)· as of 27 Oct 2026
Stress margin0/30
stressed cash flow +0/mo, +0% 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 27 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 195 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 27 Oct 2026
Risk & liquidity14.7/15
148 sales/12mo in area; valuation range width 10%
- 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

£43,500£66,500

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£58,000

At the asking price

Monthly rent£500/mo

Evidenced range £450-£500

Interest rate5.4%

Loan to value75%

Cash required: £18,700
Net cash flow: £150/mo
Cash on cash: 9.7%
Score at this price: 57

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.55 - 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 11061573Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 18.6%Valuation edge · as of 19 Oct 2026
listing_factscontractual rent 510/mo (tenanted)Rental economics · as of 27 Oct 2026
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 27 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 27 Oct 2026
property_intelligence

Risks

What could kill this deal

Seller motivation could not be scored
context, not scored: 0 price cut(s), 195 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. 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.
2. 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£63,000

Rent Estimate (pcm)£500

Gross Yield10.34%

1y Growth-

3y Growth-1.0%

5y Growth+0.6%

10y Growth+2.8%

Last Sold Price£48,750 (2012-10-10)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0DN31 2HR

Approval Rate

-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/0829/26/DDD
Birch tree ( T61 of Order) leaning into adjacent birch: fell under the dangerous exemption
Pending
DM/0792/26/TPO
T1 Beech: Fell to ground level. Reason: The Beech tree is exhibiting signs of decline and has fruiting bodies of Meripilus giganteus, Giant Polypore, present at the base. This fungus is associated with significant root and butt decay, which can adversely affect tree stability. Given the species susceptibility to root plate failure when colonised by Meripilus, together with the trees proximity to a publicly accessible area, there are reasonable concerns regarding its structural integrity and ongoing retention. Removal is therefore proposed on arboricultural and public safety grounds. T2 Beech: No works required T3 Beech: Fell to ground level Reason: The Beech tree is exhibiting signs of decline and has fruiting bodies of Meripilus giganteus, Giant Polypore, present at the base. This fungus is associated with significant root and butt decay, which can adversely affect tree stability. Given the species susceptibility to root plate failure when colonised by Meripilus, together with the trees proximity to a publicly accessible area, there are reasonable concerns regarding its structural integrity and ongoing retention. Removal is therefore proposed on arboricultural and public safety grounds.
Pending

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