88 Griffin Road, Hull, HU9 4TB

UPRN:21043712Terrace Property3 bedsBuilt 1967-1975

FreeholdCouncil Tax: Band AEPC: C (73)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

16 of 21 sources

Sale Estimate

£115,000

£109k - £120kHigh

Estimate

£115k

Range

£109k – £120k

Rent Estimate (pcm)

£850

£850 - £900

Monthly

£850

Yield

8.87%

Verdict

Derived from HomePortfolio scores

88 Griffin Road earns an INVESTIGATE rating with HP Score 64/100. Investment score 46/100 reflects below-average fundamentals. Crime intensity is low. Walkability is limited (59/100). 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 NationsMarket 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

64/ 100

Mixed

Investment Score

46/ 100

Mixed

Crime Score

29/ 100

Moderate

Walkability

59/ 100

Moderate

Transit & Bike

Transit 35Bike 72

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 4 Nov 2026

Fewer independent sources agree, or a component could not be scored.

Valuation edge0/15
claims [AVM +0.0% (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 21043712· as of 9 Oct 2026
Rental economics31/40
gross yield 8.9%; range width penalty ×1.00
- valuation_snapshotsrent estimate 850/mo (range 850-900)· as of 9 Oct 2026· verify before relying on this
Stress margin1.1/30
stressed cash flow +10/mo, +1% 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 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 163 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 4 Nov 2026
Risk & liquidity14.7/15
421 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 £86,000

£86,000£132,000

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£115,000

At the asking price

Monthly rent£850/mo

Evidenced range £850-£900

Interest rate5.4%

Loan to value75%

Cash required: £35,800
Net cash flow: £200/mo
Cash on cash: 6.7%
Score at this price: 47

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.19 - 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 21043712Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 850/mo (range 850-900)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

Risks

What could kill this deal

Score confidence is reduced
fewer independent sources agree, or a component could not be scored
Rental economics needs verification before you rely on it
rent estimate 850/mo (range 850-900)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 163 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. Set your walk-away price before viewing - above £86,000 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£115,000

Rent Estimate (pcm)£850

Gross Yield8.87%

1y Growth-14.3%

3y Growth+0.9%

5y Growth+3.7%

10y Growth+4.3%

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

0HU9 4TB

Approval Rate

-12mo

Development

low

26/00853/FULL
Erection of single storey modular rear extension (following demolition of existing rear conservatory) and associated external alterations (extension dimensions: 3.80m long x 8.69m wide x 3.07m high)
Pending
26/00831/PD
Use of existing garage for secure wine storage
Pending
26/00801/PD
Permitted development enquiry
Approved

View Planning Timeline

Ownership

Corporate Ownership76.7%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

4 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£27,309

Population Density5,289 /km²

Owner Occupied46%

Age Distribution

0-15 22%16-64 63%65+ 15%

View Area Profile

Schools Nearby

Griffin Primary School
0.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
Oakfield School
0.2 mi
Inspected as Oakfield (URN 118140) on 2 May 2024
The Marvell College
0.4 mi
Good
Mountbatten Primary School
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.

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

View All Schools

Comparables

View All

46 Griffin Road
-
£88k
-
99 Griffin Road
-
£117k
-
114 Griffin Road
-
£138k
-
80 Griffin Road
-
£135k
-

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