2 Cottingham Avenue, Hull, HU1 2PP

UPRN:21025541Terrace Property2 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band AEPC: D (67)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· 1mo agoEPC· 4mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£101,000

£96k - £106kHigh

Estimate

£101k

Range

£96k – £106k

Rent Estimate (pcm)

£650

£650 - £700

Monthly

£650

Yield

12.00%

Verdict

Derived from HomePortfolio scores

2 Cottingham Avenue earns an INVESTIGATE rating with HP Score 57/100. Investment score 54/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is excellent (95/100). 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

57/ 100

Mixed

Investment Score

54/ 100

Moderate

100

Crime Score

100/ 100

Elevated

Walkability

95/ 100

Excellent

Transit & Bike

Transit 79Bike 78

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 6 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: the estimate sits 36% above the ask. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +35.6% (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 Nov 2026
- valuation_snapshotsestimate for 21025541· as of 9 Nov 2026
Rental economics40/40
gross yield 12.0%; range width penalty ×1.00; the estimate this rent rides on sits 36% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 650/mo (range 650-700)· as of 9 Nov 2026· verify before relying on this
- valuation_snapshotssale estimate 36% above the ask on the same snapshot - verify the rent describes this home· as of 9 Nov 2026· verify before relying on this
Stress margin11.3/30
stressed cash flow +74/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 6 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 386 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 6 Nov 2026
Risk & liquidity14.7/15
38 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 70+ up to £58,500

£50,500£75,000

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£65,000

At the asking price

Monthly rent£650/mo

Evidenced range £650-£700

Interest rate5.4%

Loan to value75%

Cash required: £20,800
Net cash flow: £231/mo
Cash on cash: 13.3%
Score at this price: 66

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.96 - 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 21025541Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 650/mo (range 650-700)Rental economics · as of 9 Nov 2026 · verify before relying on this
valuation_snapshotssale estimate 36% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 Nov 2026

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 650/mo (range 650-700)
Rental economics needs verification before you rely on it
sale estimate 36% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
2. Set your walk-away price before viewing - above £58,500 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£101,000

Rent Estimate (pcm)£650

Gross Yield12.00%

1y Growth-

3y Growth-7.0%

5y Growth-3.5%

10y Growth+1.3%

Last Sold Price£20,500 (2003-08-26)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0HU1 2PP

Approval Rate

-12mo

Development

low

26/01058/FULL
Erection of two-storey rear extension and single-storey extensions to front and side
Pending
26/01040/CONDET
Discharge of conditions for 26/00424/FULL - Change of use of ground floor and 1st floor from hairdressing salon (Use Class E) to drinking establishment (Sui Generis) - condition 3, 4, 10
Pending
26/01005/FULL
Proposed refurbishment of Humber Street Gallery, including external alterations comprising improvements to the principal entrance and Humber Street frontage; upgrade of the roof terrace and erection of upper storey extension, retractable canopy and glass balustrades.
Pending

View Planning Timeline

Ownership

Corporate Ownership32.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsNone
Lease TypeFreehold
Last Ownership Change2003-08-26
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

2 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£27,309

Population Density2,112 /km²

Owner Occupied16%

Age Distribution

0-15 3%16-64 85%65+ 12%

View Area Profile

Schools Nearby

Adelaide Primary School
0.4 mi
Good
St Charles Voluntary Catholic Academy
0.5 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Collingwood Primary School
0.6 mi
Outstanding
Ron Dearing UTC
0.6 mi
Outstanding

0 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

1 Cottingham Avenue
-
£73k
-
8 Cottingham Avenue
-
£65k
-
6 Cottingham Avenue
-
£41k
-
6 Cottingham Avenue
-
£30k
-

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