# 25 ROSEACRES, HOOK, GOOLE, EAST RIDING OF YORKSHIRE, DN14 5PP

## Property details

- Slug: `09acd3e` (address key hash: `09acd3e656b58d558b61d1b242d7b8d3bd953bf1`)
- Postcode: DN14 5PP
- Transactions on record: 2

- Tenure: Freehold
- Property type: Detached
- Floor area: 126 m²
- EPC rating: C
- Year built: England and Wales: 1983-1990
- Last sold: £275,000 Jul 2019
- Price per m²: £2,183/m²
- Local average: £319,451 (74 sales)
- Street crime: 9 incidents within 1 mile (Aug 2026)

## Latest sale

- Price: £275,000
- Date: 2019-07-26
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 11/11/2028
- **Current heating cost:** £681/year

### Recommendations
- A (350)
- W2 (6,000)
- N (6,000)
- U (8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9460-2812-7699-9398-1761)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2019-07-26 | £275,000 | Detached | +17.5% | £351,049 (to July 2026) | [View](http://87.117.209.195:8080/house-prices/919fec06-0747-9a90-e053-6c04a8c0a300) |
| Sold | 2005-01-31 | £234,000 | Detached | — | £410,095 (to July 2026) | [View](http://87.117.209.195:8080/house-prices/eceb0243-6a00-4d52-833c-4631b704f024) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 25 ROSEACRES, HOOK, GOOLE, EAST RIDING OF YORKSHIRE, DN14 5PP | £275,000 | 26/07/2019 | Detached |
| 25 ROSEACRES, HOOK, GOOLE, EAST RIDING OF YORKSHIRE, DN14 5PP | £234,000 | 31/01/2005 | Detached |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 7 ROSEACRES, HOOK, GOOLE, EAST RIDING OF YORKSHIRE, DN14 5PP | £275,000 | 24/07/2026 | Detached |
| THE ACRES CHURCH LANE, HOOK, GOOLE, EAST RIDING OF YORKSHIRE, DN14 5PN | £445,000 | 16/01/2026 | Detached |
| 192 HIGH STREET, HOOK, GOOLE, EAST RIDING OF YORKSHIRE, DN14 5PL | £435,000 | 09/01/2026 | Detached |
| 23 ROSEACRES, HOOK, GOOLE, EAST RIDING OF YORKSHIRE, DN14 5PP | £254,000 | 30/06/2023 | Detached |
| 16 VALWAY, HOOK, GOOLE, EAST RIDING OF YORKSHIRE, DN14 5PE | £257,000 | 20/12/2022 | Detached |
| 125 HIGH STREET, HOOK, GOOLE, EAST RIDING OF YORKSHIRE, DN14 5PJ | £191,000 | 24/08/2022 | Detached |
| 14 VALWAY, HOOK, GOOLE, EAST RIDING OF YORKSHIRE, DN14 5PE | £225,000 | 11/03/2022 | Detached |
| 13 ROSEACRES, HOOK, GOOLE, EAST RIDING OF YORKSHIRE, DN14 5PP | £285,000 | 04/02/2022 | Detached |
| 1 ROSEACRES, HOOK, GOOLE, EAST RIDING OF YORKSHIRE, DN14 5PP | £270,000 | 03/12/2021 | Detached |

**Area average:** £293,000 (9 sales)

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** -2.6%
- **10y growth:** 44.7%

## House Price Index (HM Land Registry)

*Official index for East Riding of Yorkshire; Detached series; as of July 2026.*

- **1y growth (index):** 1.3%
- **5y growth (index):** 15%
- **10y growth (index):** 41.8%

## Rental Range

*ONS Price Index of Private Rents (East Riding of Yorkshire). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £652/mo
- **Realistic:** £724/mo
- **Optimistic:** £796/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for York (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Flat, Olive Grove, DN14 | £695/mo | 2 | 0.97 miles | OpenRent |

**Average rent: £695/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.25% (weak for cashflow)
- **Max investor price (0.8%):** £86,875
- **Target investor price (1%):** £69,500

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £695/mo).*

- **Gross yield:** 3%
- **Cost-to-rent:** 33×
- **Monthly cashflow:** £-482/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -7.3%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Violence and sexual offences | 4 |
| Anti-social behaviour | 2 |
| Burglary | 1 |
| Other crime | 1 |
| Public order | 1 |
| **Total incidents** | **9** |

*Within 1 mile during Aug 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Hook Church of England Primary School | Primary | 0.3 miles | Requires improvement — 24 Jan 2024 |
| Kingsway Primary School | Primary | 1.2 miles | Good — 7 Nov 2017 |
| Riverside Special School | Other | 1.2 miles | Good — 15 Nov 2023 |
| St Joseph's Catholic Primary School | Primary | 1.4 miles | Good — 9 Feb 2020 |
| Parkside Primary School | Primary | 1.7 miles | Good — 23 Jun 2020 |

## FENSA Certificates

This property has 3 FENSA certificate(s) on record.

### FENSA Certificate #8671401
- **Address:** 25 Roseacres, Hook, DN14 5PP
- **Certificate Issued:** 06/02/2012
- **Work Completed:** 23/01/2012
- **Items:** 5 window(s)

### FENSA Certificate #8571070
- **Address:** 25 Roseacres, Hook, DN14 5PP
- **Certificate Issued:** 12/12/2011
- **Work Completed:** 28/11/2011
- **Items:** 2 window(s)

### FENSA Certificate #4027319
- **Address:** 25 Roseacres, Hook, DN14 5PP
- **Certificate Issued:** 11/09/2006
- **Work Completed:** 18/08/2006
- **Items:** 4 window(s), 2 door(s)