8 Kingston Wharf, Hull, HU1 2ES

UPRN:21055812Flat/Maisonette1 bedsBuilt 1996-2002

LeaseholdCouncil Tax: Band BEPC: C (76)

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

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£124,000

£112k - £137kMedium

Estimate

£124k

Range

£112k – £137k

Rent Estimate (pcm)

£750

£700 - £750

Monthly

£750

Yield

7.50%

Verdict

Derived from HomePortfolio scores

8 Kingston Wharf earns an INVESTIGATE rating with HP Score 55/100. Investment score 57/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is excellent (88/100). 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

55/ 100

Mixed

Investment Score

57/ 100

Moderate

100

Crime Score

100/ 100

Elevated

Walkability

88/ 100

Excellent

Transit & Bike

Transit 28Bike 76

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 3 Nov 2026

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

Valuation edge2.5/15
claims [AVM +3.2% (MEDIUM), sold-comps +7.0%, £/sqft +7.0%] → measured edge +0.50pp 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 21055812· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 11 comps, dispersion 12.7%· as of 30 Oct 2026
Rental economics20/40
gross yield 7.5%; range width penalty ×1.00
- valuation_snapshotsrent estimate 750/mo (range 700-750)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -148/mo, -20% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 3 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 56 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 & liquidity12.8/15
38 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 sensitivity

£90,000£138,000

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£120,000

At the asking price

Monthly rent£750/mo

Evidenced range £700-£750

Interest rate5.4%

Loan to value75%

Cash required: £37,300
Net cash flow: £114/mo
Cash on cash: 3.7%
Score at this price: 35

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.85 - 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 21055812Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 11 comps, dispersion 12.7%Valuation edge · as of 30 Oct 2026
valuation_snapshotsrent estimate 750/mo (range 700-750)Rental economics · as of 9 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 Nov 2026

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 750/mo (range 700-750)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 56 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. 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.
3. 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£124,000

Rent Estimate (pcm)£750

Gross Yield7.50%

1y Growth-6.1%

3y Growth-7.0%

5y Growth-3.5%

10y Growth+1.3%

Last Sold Price£36,000 (1997-06-12)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0HU1 2ES

Approval Rate

-12mo

Development

low

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
26/00999/CONDET
Discharge of condition 4 of approval ref. 25/00006/LBC - Listed Building Consent for:- 1. Diversion and removal of security cabling to external elevations 2. Repair or replacement of timber elements, including framing and windows using the existing elements for size and timber profiles 3. Removal and replacement of the slate roof covering, including repair and replacement of defective structural timber roof members, installation of a breathable roofing membrane, and reinstatement of the natural slate roof covering, repairs to include repair and replacement of gutter and downpipe elements. 4. Installation of an extract fan with a humidistat and heat recovery system to address condensation, to extract through the new roof covering.
Pending

View Planning Timeline