Ruston House, Great Gutter Lane West, Willerby, Hull, HU10 6DP

UPRN:200000630429-Beds -Built -

Tenure: -Council Tax: -EPC: -

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

Ruston House, Great Gutter Lane West, Willerby, Hull, HU10 6DP

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£575,000

£460k - £690kLow

Estimate

£575k

Range

£460k – £690k

Rent Estimate (pcm)

-- - --

Verdict

Derived from HomePortfolio scores

Ruston House earns an INVESTIGATE rating with HP Score 66/100. Investment score 49/100 reflects below-average fundamentals. Crime intensity is low. Walkability is limited (48/100). 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 SourcesPortal 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

66/ 100

Mixed

Investment Score

49/ 100

Mixed

Crime Score

24/ 100

Moderate

Walkability

48/ 100

Mixed

Transit & Bike

Transit 3Bike 33

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)
headline score requires rental_economics (no rent estimate available)

What we could establish

Risk & liquidity9.2/15
271 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

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

Evidence

Where every number comes from

portal_listingsprice_changes + first_published_dateSeller motivation · as of 30 Oct 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics could not be scored
no rent estimate available

Plan

Before you offer

1. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
2. Fill the rental economics gap before relying on the score.
no rent estimate available
3. Fill the stress margin gap before relying on the score.
no rent to stress
4. 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£575,000

Rent Estimate (pcm)-

Gross Yield-

1y Growth-

3y Growth+0.0%

5y Growth-0.4%

10y Growth+2.4%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1HU10 6DP

Approval Rate

-12mo

Development

low

26/02785/PLF
Erection of a Greenhouse
Pending
26/02500/TPO
TPO - WILLERBY NO. 15 - 2006 (REF 1018) G1 - Fell 1no. Lime tree (T1) as the roots are impacting the stability and integrity of the dwelling
Pending
26/11097/HHNOT
Erection of a single storey extension to rear extending 5.50m beyond the rear wall of the original house, maximum height 3.72m high and 3.00m to eaves
Approved

View Planning Timeline

Ownership

Corporate Ownership76.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,881

Population Density1,744 /km²

Owner Occupied87%

Age Distribution

0-15 21%16-64 55%65+ 24%

View Area Profile

Schools Nearby

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

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

View All Schools

Comparables

View All

White Gates Great Gutter Lane West
-
£640k
-
17B Great Gutter Lane West
-
£410k
-
17A Great Gutter Lane West
-
£335k
-
Papas Fish & Chips Great Gutter Lane West
-
£1.58M
-

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