35 Abbey Road, Grimsby, DN32 0HQ

UPRN:11074569End Terrace House5 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band EEPC: D (55)

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

today

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

Evidence

20 of 21 sources

Sale Estimate

£241,000

£229k - £253kHigh

Estimate

£241k

Range

£229k – £253k

Rent Estimate (pcm)

£1,800

£2k - £2k

Monthly

£1,800

Yield

9.19%

Verdict

Derived from HomePortfolio scores

35 Abbey Road earns an INVESTIGATE rating with HP Score 65/100. Investment score 55/100 reflects moderate fundamentals. Crime intensity is moderate. 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

65/ 100

Mixed

Investment Score

55/ 100

Moderate

Crime Score

49/ 100

Elevated

Walkability

72/ 100

High

Transit & Bike

Transit 28Bike 70

Walk Score, out of 100

Opportunity

Why this could be an opportunity

High confidence3 independent sourcesListing checked 30 Oct 2026

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

Valuation edge2.5/15
claims [AVM +2.5% (HIGH), sold-comps +42.7%, £/sqft +42.6%] → 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 11074569· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 9 comps, dispersion 18.6%· as of 21 Oct 2026
Rental economics33.5/40
gross yield 9.2%; range width penalty ×1.00
- valuation_snapshotsrent estimate 1800/mo (range 1700-1850)· as of 9 Oct 2026· verify before relying on this
Stress margin11.2/30
stressed cash flow +202/mo, +11% 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), 280 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 & liquidity14.6/15
383 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 80+ up to £182,000

£176,000£270,000

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£235,000

At the asking price

Monthly rent£1,800/mo

Evidenced range £1,700-£1,850

Interest rate5.4%

Loan to value75%

Cash required: £74,000
Net cash flow: £453/mo
Cash on cash: 7.3%
Score at this price: 62

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.27 - 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 11074569Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 9 comps, dispersion 18.6%Valuation edge · as of 21 Oct 2026
valuation_snapshotsrent estimate 1800/mo (range 1700-1850)Rental economics · as of 9 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_dateSeller motivation · as of 30 Oct 2026

Risks

What could kill this deal

Rental economics needs verification before you rely on it
rent estimate 1800/mo (range 1700-1850)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 280 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. Get two written rental appraisals from local lettings agents.
The rent estimate rests on area-level evidence, not lettings on this street.
2. Set your walk-away price before viewing - above £182,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
3. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£241,000

Rent Estimate (pcm)£1,800

Gross Yield9.19%

1y Growth-

3y Growth+0.4%

5y Growth-1.8%

10y Growth+0.9%

Last Sold Price£281,000 (2022-07-08)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0DN32 0HQ

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/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