60 Wollaston Road, Cleethorpes, DN35 8DX

UPRN:11062946Terrace Property3 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band AEPC: D (63)

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

60 Wollaston Road, Cleethorpes, DN35 8DX

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

£142,000

£135k - £149kHigh

Estimate

£142k

Range

£135k – £149k

Rent Estimate (pcm)

£900

£850 - £950

Monthly

£900

Yield

7.55%

Verdict

Derived from HomePortfolio scores

60 Wollaston Road earns an INVESTIGATE rating with HP Score 70/100. Investment score 57/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is excellent (86/100). 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 NationsMarket 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

70/ 100

Mixed

Investment Score

57/ 100

Moderate

Crime Score

49/ 100

Elevated

Walkability

86/ 100

Excellent

Transit & Bike

Transit 34Bike 71

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 2 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 -0.7% (HIGH), sold-comps -12.6%, £/sqft -12.5%] → 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 12 Oct 2026
- valuation_snapshotsestimate for 11062946· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 18.5%· as of 28 Oct 2026
Rental economics20/40
gross yield 7.6%; range width penalty ×0.98
- valuation_snapshotsrent estimate 900/mo (range 850-950)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -72/mo, -8% 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), 60 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 & liquidity14.7/15
438 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

£107,000£164,500

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£143,000

At the asking price

Monthly rent£900/mo

Evidenced range £850-£950

Interest rate5.4%

Loan to value75%

Cash required: £44,560
Net cash flow: £140/mo
Cash on cash: 3.8%
Score at this price: 35

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.86 - 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 11062946Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 18.5%Valuation edge · as of 28 Oct 2026
valuation_snapshotsrent estimate 900/mo (range 850-950)Rental 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 900/mo (range 850-950)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 60 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 →

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. 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£142,000

Rent Estimate (pcm)£900

Gross Yield7.55%

1y Growth+23.1%

3y Growth+0.5%

5y Growth+0.0%

10y Growth+1.2%

Last Sold Price£114,000 (2019-01-31)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0DN35 8DX

Approval Rate

-12mo

Development

low

DM/0841/26/CND
Details in Discharge of Conditions 4 (Construction Traffic Management Plan), Condition 6 (Site Charactersation), Condition 7 (Remediation Scheme), Condition 8 (Implementation of Remediation), Condition 10 (Reinstatement of Footway), Condition 12 (Surface Water Drainage) and Condition 13 (Archaeological Work) pursuant to DM/1155/23/FUL
Pending
DM/0799/26/CND
Details in Discharge of Condition 7 (Materials) pursuant to DM/0900/23/FUL
Pending
DM/0657/26/LBC
Listed Building Consent to repaint shop frontage and installation of lettering to the inner glass of the existing display windows and entrance doors
Pending

View Planning Timeline

Ownership

Corporate Ownership83.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2019-01-31
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

20 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,898

Population Density7,229 /km²

Owner Occupied50%

Age Distribution

0-15 19%16-64 63%65+ 18%

View Area Profile

Schools Nearby

Reynolds Primary Academy
0.3 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
St Peter's CofE Primary School
0.4 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Thrunscoe Primary and Nursery Academy
0.5 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Havelock Academy
0.5 mi
Good

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

View All Schools

Comparables

View All

12 Wollaston Road
-
£135k
-
8 Wollaston Road
-
£104k
-
2 Wollaston Road
-
£160k
-
30 Wollaston Road
-
£130k
-

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