2 George Butler Close, Laceby, Grimsby, DN37 7WA

UPRN:11084436Detached House4 bedsBuilt 1996-2002

FreeholdCouncil Tax: Band DEPC: C (70)

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

2 George Butler Close, Laceby, Grimsby, DN37 7WA

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

18 of 21 sources

Sale Estimate

£313,000

£298k - £329kHigh

Estimate

£313k

Range

£298k – £329k

Rent Estimate (pcm)

£1,300

£1k - £1k

Monthly

£1,300

Yield

4.95%

Verdict

Derived from HomePortfolio scores

2 George Butler Close earns an INVESTIGATE rating with HP Score 65/100. Investment score 50/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (33/100). 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

65/ 100

Mixed

Investment Score

50/ 100

Moderate

Crime Score

24/ 100

Moderate

Walkability

33/ 100

Mixed

Transit & Bike

Transit 7Bike 49

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 30 Oct 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge0/15
claims [AVM -0.6% (HIGH)] → 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 11084436· as of 9 Oct 2026
Rental economics0/40
gross yield 5.0%; range width penalty ×0.82
- valuation_snapshotsrent estimate 1300/mo (range 1200-1450)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -503/mo, -39% 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 30 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 295 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 & liquidity14.7/15
218 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

£236,000£362,000

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£315,000

At the asking price

Monthly rent£1,300/mo

Evidenced range £1,200-£1,450

Interest rate5.4%

Loan to value75%

Cash required: £101,550
Net cash flow: -£163/mo
Cash on cash: -1.9%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.22 - below 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 11084436Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 1300/mo (range 1200-1450)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
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 1300/mo (range 1200-1450)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 295 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£313,000

Rent Estimate (pcm)£1,300

Gross Yield4.95%

1y Growth-

3y Growth+1.6%

5y Growth+2.7%

10y Growth+3.6%

Last Sold Price£168,000 (2014-05-15)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0DN37 7WA

Approval Rate

-12mo

Development

low

DM/0205/26/CND
Details in Discharge of Condition 4 (Materials) pursuant to Appeals APP/B2002/W/24/3338934 and APP/B2002/W/24/3338917 of DM/0815/22/REM and DM/0470/23/OUT
Conditions
DM/0436/26/REM
Variation of Condition 1 following the grant of planning permission attached to APP/B2002/W/24/3338917 (DM/0470/23/OUT) and APP/B2002/W/24/3338934 (DM/0815/22/REM) junction added to adopted road, alterations to Plots 92/93, 94/95, 96/97 and 111/112 - House Type S, Plots 107 to 110 - House Type J and Plots 128-130 - House Type L all increased in depth for affordable provider.
Pending
DM/0135/26/CND
Details in Discharge of Condition 4 (Written Scheme of Investigation for a programme of archaeological work) and Condition 5 (External door details) pursuant to DM/0605/23/FUL
Conditions

View Planning Timeline

Ownership

Corporate Ownership60.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2014-05-15
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

3 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,898

Population Density90 /km²

Owner Occupied85%

Age Distribution

0-15 14%16-64 59%65+ 27%

View Area Profile

Schools Nearby

Laceby Stanford Primary Academy
0.3 mi
-
Best Futures
1.1 mi
Inspected by ISI
Laceby Acres Primary Academy
1.6 mi
GoodConcerns
Western Primary School
1.8 mi
Report card2026
Ofsted no longer awards a single overall grade.

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

View All Schools

Comparables

View All

15 George Butler Close
-
£265k
-
27 George Butler Close
-
£295k
-
1 George Butler Close
-
£310k
-
17 George Butler Close
-
£260k
-

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