2 Holderness Cottages, Tower Road, Hilston, Hull, HU11 4QQ

UPRN:200000620778Semi-Detached HouseBeds -Built 1930-1949

Tenure: -Council Tax: Band AEPC: E (47)

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

2 Holderness Cottages, Tower Road, Hilston, Hull, HU11 4QQ

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

15 of 21 sources

Sale Estimate

£181,000

£144k - £217kLow

Estimate

£181k

Range

£144k – £217k

Rent Estimate (pcm)

£850

£800 - £900

Monthly

£850

Yield

0.26%

Verdict

Derived from HomePortfolio scores

2 Holderness Cottages earns an INVESTIGATE rating with HP Score 53/100. Investment score 50/100 reflects below-average fundamentals. Crime intensity is very low. Walkability is limited (0/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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)Defra 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 covenantsPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

53/ 100

Mixed

Investment Score

50/ 100

Mixed

Crime Score

14/ 100

Low

Walkability

0/ 100

Low

Transit & Bike

Transit 2Bike 22

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

asking price missing or outside scoring range
listing is a other but the valuation basis is the whole house at this UPRN - value evidence is not comparable

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£3,900,000

At the asking price

Monthly rent£850/mo

Evidenced range £800-£900

Interest rate5.4%

Loan to value75%

Cash required: £1,553,050
Net cash flow: -£12,574/mo
Cash on cash: -9.7%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.06 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£181,000

Rent Estimate (pcm)£850

Gross Yield0.26%

1y Growth-

3y Growth+1.8%

5y Growth+2.2%

10y Growth+3.1%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0HU11 4QQ

Approval Rate

-12mo

Development

low

24/02505/TDD
HILSTON CONSERVATION AREA - Crown reduce 1 no. Poplar tree as illustrated to make the tree safe as it has lost a large limb which has caused a rip making the other limb dangerous
Approved
23/01750/TDD
HILSTON CONSERVATION AREA - Fell 2no groups of Sycamore trees as they are dead
Approved
22/00874/PLF
External alterations to existing outbuilding (AMENDED DESCRIPTION)
Approved

View Planning Timeline

Ownership

Corporate Ownership80.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

1 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,881

Population Density42 /km²

Owner Occupied81%

Age Distribution

0-15 14%16-64 55%65+ 31%

View Area Profile

Schools Nearby

Roos Church of England Voluntary Controlled Primary School
1.8 mi
Good
Burton Pidsea Primary School
2.5 mi
Requires improvementConcerns
Aldbrough Primary School
4.0 mi
Report card2026
Ofsted no longer awards a single overall grade.
Withernsea High School
4.7 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

1 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

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