221B Boulevard, Hull, HU3 3EJ

UPRN:21110049End Terrace House4 bedsBuilt before 1900

FreeholdCouncil Tax: -EPC: E (47)

Data freshness:Listing· freshPrice Paid· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 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

19 of 21 sources

Sale Estimate

£130,000

£124k - £137kHigh

Estimate

£130k

Range

£124k – £137k

Rent Estimate (pcm)

£1,000

£950 - £1k

Monthly

£1,000

Yield

15.00%

Verdict

Derived from HomePortfolio scores

221B Boulevard earns an INVESTIGATE rating with HP Score 66/100. Investment score 49/100 reflects below-average fundamentals. Crime intensity is moderate. Walkability is good (83/100). 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)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

66/ 100

Mixed

Investment Score

49/ 100

Mixed

Crime Score

50/ 100

Elevated

Walkability

83/ 100

High

Transit & Bike

Transit 27Bike 75

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 2 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 38% above the ask. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +38.5% (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 12 Oct 2026
- valuation_snapshotsestimate for 21110049· as of 12 Oct 2026
Rental economics40/40
gross yield 15.0%; range width penalty ×1.00; the estimate this rent rides on sits 38% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 1000/mo (range 950-1050)· as of 12 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 38% above the ask on the same snapshot - verify the rent describes this home· as of 12 Oct 2026· verify before relying on this
Stress margin26.8/30
stressed cash flow +267/mo, +27% 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 2 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 203 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 2 Nov 2026
Risk & liquidity14.6/15
260 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 80+ up to £84,000

£66,000£92,000

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£80,000

At the asking price

Monthly rent£1,000/mo

Evidenced range £950-£1,050

Interest rate5.4%

Loan to value75%

Cash required: £25,300
Net cash flow: £422/mo
Cash on cash: 20.0%
Score at this price: 81

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 3.70 - 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 21110049Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 1000/mo (range 950-1050)Rental economics · as of 12 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 38% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 2 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 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 1000/mo (range 950-1050)
Rental economics needs verification before you rely on it
sale estimate 38% 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 £84,000 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£130,000

Rent Estimate (pcm)£1,000

Gross Yield15.00%

1y Growth-

3y Growth+1.7%

5y Growth+4.1%

10y Growth+3.1%

Last Sold Price£64,500 (2021-02-26)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1HU3 3EJ

Approval Rate

-12mo

Development

low

26/00990/FULL
External alterations including proposed infill extension with new bay window, new patio and railings, erection of balcony on upper front elevation, and creation of additional bedroom.
Pending
26/00988/CONDET
Discharge of conditions 4 and 5 of approval 23/03535/FULL.
Pending
26/00926/CONDET
Discharge of condition 9 of approval No. 25/00798/PIP.
Conditions

View Planning Timeline

Ownership

Corporate Ownership84.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2021-02-26
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£27,309

Population Density-

Owner Occupied35%

Age Distribution

0-15 24%16-64 67%65+ 9%

View Area Profile

Schools Nearby

The Venn Boulevard Centre
0.1 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Chiltern Primary School
0.2 mi
-
The Boulevard Academy
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Adelaide Primary School
0.5 mi
Good

0 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

217 Boulevard
-
£113k
-
191 Boulevard
-
£129k
-
215 Boulevard
-
£168k
-
189 Boulevard
-
£80k
-

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