30 Toothill Gardens, Grimsby, DN34 4EP

UPRN:11063460End Terrace House2 bedsBuilt 1996-2002

FreeholdCouncil Tax: Band BEPC: C (79)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 4mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 4mo ago

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

£124,000

£118k - £131kHigh

Estimate

£124k

Range

£118k – £131k

Rent Estimate (pcm)

£800

£750 - £850

Monthly

£800

Yield

10.67%

Verdict

Derived from HomePortfolio scores

30 Toothill Gardens earns an INVESTIGATE rating with HP Score 67/100. Investment score 49/100 reflects below-average fundamentals. Crime intensity is low. Walkability is limited (52/100). 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

67/ 100

Mixed

Investment Score

49/ 100

Mixed

Crime Score

27/ 100

Moderate

Walkability

52/ 100

Moderate

Transit & Bike

Transit 18Bike 64

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 4 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 27% above the ask. It ranks after every home whose inputs are verified.

Valuation edge2.5/15
claims [AVM +27.4% (HIGH), sold-comps +34.8%, £/sqft +34.7%] → 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 11063460· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 19.4%· as of 3 Nov 2026
Rental economics38/40
gross yield 10.7%; range width penalty ×0.95; the estimate this rent rides on sits 27% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 800/mo (range 750-850)· as of 9 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 27% above the ask on the same snapshot - verify the rent describes this home· as of 9 Oct 2026· verify before relying on this
Stress margin9.8/30
stressed cash flow +78/mo, +10% 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 4 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 269 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 4 Nov 2026
Risk & liquidity14.6/15
216 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 sensitivityScores 70+ up to £81,000

£67,500£103,500

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£90,000

At the asking price

Monthly rent£800/mo

Evidenced range £750-£850

Interest rate5.4%

Loan to value75%

Cash required: £28,300
Net cash flow: £250/mo
Cash on cash: 10.6%
Score at this price: 65

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.63 - 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 11063460Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 19.4%Valuation edge · as of 3 Nov 2026
valuation_snapshotsrent estimate 800/mo (range 750-850)Rental economics · as of 9 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 27% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 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 800/mo (range 750-850)
Rental economics needs verification before you rely on it
sale estimate 27% 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. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
3. Set your walk-away price before viewing - above £81,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
4. 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.

Valuation & Market

Sale Estimate£124,000

Rent Estimate (pcm)£800

Gross Yield10.67%

1y Growth-

3y Growth+1.6%

5y Growth+2.6%

10y Growth+3.0%

Last Sold Price£93,500 (2017-08-21)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0DN34 4EP

Approval Rate

-12mo

Development

low

DM/0744/26/FUL
Proposed change of use from fire station to offices with associated works
Pending
DM/0566/26/FUL
Change existing grassed verges to form parking areas, vehicular access roads and footpaths including installation of surface water drainage systems, street lighting, soft and hard landscaping
Pending
DM/0448/26/FUL
Change of use of existing outbuilding into a granny annexe
Conditions

View Planning Timeline

Ownership

Corporate Ownership77.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2017-08-21
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

7 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,898

Population Density-

Owner Occupied68%

Age Distribution

0-15 20%16-64 61%65+ 19%

View Area Profile

Schools Nearby

Yarborough Academy
0.2 mi
Good
Grange Primary School
0.3 mi
Inspected as Grange Infant and Nursery School (URN 117946) on 18 Nov 2008
Cambridge Park Academy
0.4 mi
Good
Willows Academy
0.6 mi
Inspected as Willows Primary School (URN 117927) on 10 Jul 2012

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

View All Schools

Comparables

View All

1 Toothill Gardens
-
£151k
-
5 Toothill Gardens
-
£150k
-
7 Toothill Gardens
-
£120k
-
12 Toothill Gardens
-
£125k
-

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