2 John Gray Court, Willerby, Hull, HU10 6XZ

UPRN:200000620409Flat/Maisonette2 bedsBuilt 1983-1990

LeaseholdCouncil Tax: Band BEPC: C (75)

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

2 John Gray Court, Willerby, Hull, HU10 6XZ

HP Score

/ 100

Strong

Verdict

yesterday

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

20 of 21 sources

Sale Estimate

£132,000

£119k - £145kMedium

Estimate

£132k

Range

£119k – £145k

Rent Estimate (pcm)

£1,050

£1k - £1k

Monthly

£1,050

Yield

10.29%

Verdict

Derived from HomePortfolio scores

2 John Gray Court earns an INVESTIGATE rating with HP Score 78/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (69/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. 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

78/ 100

Strong

Investment Score

58/ 100

Moderate

Crime Score

9/ 100

Low

Walkability

69/ 100

Moderate

Transit & Bike

Transit 20Bike 43

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 3 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: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +7.2% (MEDIUM)] → 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 (MEDIUM confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 200000620409· as of 9 Oct 2026
Rental economics40/40
gross yield 10.3%; range width penalty ×1.00
- valuation_snapshotsrent estimate 1050/mo (range 1000-1100)· as of 9 Oct 2026· verify before relying on this
Stress margin11.9/30
stressed cash flow +125/mo, +12% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 3 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 1 price cut(s), 71 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 3 Nov 2026
Risk & liquidity12.9/15
271 sales/12mo in area; valuation range width 20%
- 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 £110,000

£92,000£141,000

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£122,499

At the asking price

Monthly rent£1,050/mo

Evidenced range £1,000-£1,100

Interest rate5.4%

Loan to value75%

Cash required: £38,050
Net cash flow: £313/mo
Cash on cash: 9.9%
Score at this price: 65

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.54 - 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 200000620409Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 1050/mo (range 1000-1100)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 Nov 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 1050/mo (range 1000-1100)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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. 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 £110,000 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£132,000

Rent Estimate (pcm)£1,050

Gross Yield10.29%

1y Growth+24.2%

3y Growth+0.0%

5y Growth-0.4%

10y Growth+2.4%

Last Sold Price£77,000 (2013-11-15)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0HU10 6XZ

Approval Rate

-12mo

Development

low

26/02926/TDD
TPO - LAND RIGHT OF KIRK ELLA MANSIONS, CHURCH LANE, KIRKELLA - 1994 (REF 241) A1 - Fell 1no. Ash tree as it snapped and crashed into the house, with remedial works to 1no. Sycamore tree as multiple limbs were ripped away when the ash fell
Approved
26/02785/PLF
Erection of a Greenhouse
Pending
26/02743/VAR
Variation of Condition 20 (Approved Plans) of planning application 25/02722/PLF (Erection of 'self build' dwelling following demolition of existing, alterations to widen existing access, erection of front boundary wall with piers and entrance gates and associated works) to allow for removal of second floor balcony, glazing bar detail to windows and doors and roof glazing to front, replacement front door with single oversized door, increase in projection of first floor balcony and enlargement of existing ground floor sitting/dining area to south west elevation
Pending

View Planning Timeline

Ownership

Corporate Ownership76.6%
Overseas OwnershipNo
Lease Term Remaining94 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2013-11-15
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

18 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,881

Population Density3,167 /km²

Owner Occupied79%

Age Distribution

0-15 18%16-64 59%65+ 23%

View Area Profile

Schools Nearby

Wolfreton School and Sixth Form College
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Willerby Carr Lane Primary School
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Kirk Ella St Andrew's Community Primary School
0.7 mi
Good
Springhead Primary School
0.9 mi
Good

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

View All Schools

Comparables

View All

28 John Gray Court
-
£153k
-
43 John Gray Court
-
£120k
-
4 John Gray Court
-
£120k
-
27 John Gray Court
-
£155k
-

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