105 Welbeck Street, Hull, HU5 3SB

UPRN:21100430Terrace Property2 bedsBuilt 1900-1929

Tenure: -Council Tax: Band AEPC: D (62)

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

HP Score

/ 100

Strong

Verdict

3 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

19 of 21 sources

Sale Estimate

£110,000

£99k - £122kMedium

Estimate

£110k

Range

£99k – £122k

Rent Estimate (pcm)

£700

£650 - £750

Monthly

£700

Yield

8.40%

Verdict

Derived from HomePortfolio scores

105 Welbeck Street earns an INVESTIGATE rating with HP Score 79/100. Investment score 52/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is good (84/100). 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

79/ 100

Strong

Investment Score

52/ 100

Moderate

Crime Score

10/ 100

Low

Walkability

84/ 100

High

Transit & Bike

Transit 17Bike 81

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 edge2.5/15
claims [AVM +9.1% (MEDIUM), sold-comps +32.0%, £/sqft +31.8%] → 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 12 Oct 2026
- valuation_snapshotsestimate for 21100430· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 19%· as of 1 Nov 2026
Rental economics27.2/40
gross yield 8.4% on contractual rent (listing-disclosed tenancy)
- listing_factscontractual rent 700/mo (tenanted)· as of 4 Nov 2026
- listing_factslisting text signals condition works - budget before trusting any yield· as of 4 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -37/mo, -5% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 41 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 & liquidity12.7/15
653 sales/12mo in area; valuation range width 21%
- 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

£75,000£115,000

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£100,000

At the asking price

Monthly rent£700/mo

Evidenced range £650-£750

Interest rate5.4%

Loan to value75%

Cash required: £31,300
Net cash flow: £147/mo
Cash on cash: 5.6%
Score at this price: 42

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.07 - 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 21100430Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 19%Valuation edge · as of 1 Nov 2026
listing_factscontractual rent 700/mo (tenanted)Rental economics · as of 4 Nov 2026
listing_factslisting text signals condition works - budget before trusting any yieldRental economics · as of 4 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 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
listing text signals condition works - budget before trusting any yield
Seller motivation could not be scored
context, not scored: 0 price cut(s), 41 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

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£110,000

Rent Estimate (pcm)£700

Gross Yield8.40%

1y Growth+43.3%

3y Growth+0.5%

5y Growth+1.9%

10y Growth+2.6%

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

0HU5 3SB

Approval Rate

-12mo

Development

low

26/01045/TC
Fell x4 spruce trees in rear garden. (Works to trees in a Conservation Area)
Pending
26/01020/FULL
Change of use of dwellinghouse (C3 use) to serviced accommodation (C1 use) for no more than 4 occupants and a minimum of a 7 night stay
Pending
26/01012/TC
Fell 1 Cherry tree (T6) due to alleged subsidence and treat stump with eco-plugs (Works to trees in a Conservation Area)
Rejected

View Planning Timeline