# 173 WESTLANDS ROAD, HULL, CITY OF KINGSTON UPON HULL, HU5 5NY

## Property details

- Slug: `e0ce70f` (address key hash: `e0ce70f507d81c2bcb5b73a8cb2ace1694a6a8e8`)
- Postcode: HU5 5NY
- Transactions on record: 2

- Tenure: Freehold
- Property type: Semi-detached
- Floor area: 58 m²
- EPC rating: D
- Last sold: £106,000 May 2008
- Price per m²: £1,828/m²
- Local average: £183,086 (29 sales)
- Street crime: 209 incidents within 1 mile (Aug 2026)

## Latest sale

- Price: £106,000
- Date: 2008-05-09
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 11/05/2032
- **Current heating cost:** £597/year
- **Est. upgrade cost to C:** £19,500

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2927-0761-4103-1382-0111)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2008-05-09 | £106,000 | Semi-detached | +92.7% | £163,543 (to July 2026) | [View](http://87.117.209.195:8080/house-prices/629c4181-3daa-49a8-a13c-7eb210624956) |
| Sold | 2004-04-07 | £55,000 | Semi-detached | — | £135,000 (to July 2026) | [View](http://87.117.209.195:8080/house-prices/d0b12564-3941-4904-844c-4d06c29cc756) |

*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 |
|---------|-------|------|------|
| 173 WESTLANDS ROAD, HULL, CITY OF KINGSTON UPON HULL, HU5 5NY | £106,000 | 09/05/2008 | Semi-detached |
| 173 WESTLANDS ROAD, HULL, CITY OF KINGSTON UPON HULL, HU5 5NY | £55,000 | 07/04/2004 | Semi-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 |
|---------|-------|------|------|
| 8 THE RIDINGS, HULL, CITY OF KINGSTON UPON HULL, HU5 5HW | £190,000 | 28/02/2025 | Semi-detached |
| 142 WESTLANDS ROAD, HULL, CITY OF KINGSTON UPON HULL, HU5 5NU | £176,000 | 26/02/2025 | Semi-detached |
| 21 THE RIDINGS, HULL, CITY OF KINGSTON UPON HULL, HU5 5HW | £205,000 | 31/05/2023 | Semi-detached |
| 50 WYMERSLEY ROAD, HULL, CITY OF KINGSTON UPON HULL, HU5 5LJ | £235,000 | 17/06/2022 | Semi-detached |
| 41 THE RIDINGS, HULL, CITY OF KINGSTON UPON HULL, HU5 5HW | £150,000 | 10/06/2022 | Semi-detached |
| 55 RIDGEWAY ROAD, HULL, CITY OF KINGSTON UPON HULL, HU5 5HU | £115,000 | 22/04/2022 | Semi-detached |
| 19 WILLERBY CARR CLOSE, HULL, CITY OF KINGSTON UPON HULL, HU5 5PG | £150,000 | 28/03/2022 | Semi-detached |

**Area average:** £174,429 (7 sales)

## Capital growth trend

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

- **5y growth:** 4.4%
- **10y growth:** 4.8%

## House Price Index (HM Land Registry)

*Official index for City of Kingston upon Hull; Semi-detached series; as of July 2026.*

- **1y growth (index):** 6.1%
- **5y growth (index):** 17.3%
- **10y growth (index):** 46.3%

## Rental Range

*ONS Price Index of Private Rents (Kingston upon Hull, City of). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £625/mo
- **Realistic:** £694/mo
- **Optimistic:** £763/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Hull & East Riding (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 Terraced House, Worcester Road, HU5 | £695/mo | 2 | 0.4 miles | OpenRent |
| 2 Bed Terraced House, Coronation Road North, HU5 | £695/mo | 2 | 0.59 miles | OpenRent |
| 3 Bed Terraced House, Meltonby Avenue, HU5 | £895/mo | 3 | 0.64 miles | OpenRent |

**Average rent: £762/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.66% (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:** 7.9%
- **Cost-to-rent:** 12.7×
- **Monthly cashflow:** £183/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 7.1%

*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:** 2
- **Risk:** In flood risk area
- **Source:** Environment Agency Flood Risk Areas (APSFR)

[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 | 72 |
| Shoplifting | 52 |
| Other theft | 15 |
| Burglary | 14 |
| Vehicle crime | 14 |
| Public order | 12 |
| Other crime | 9 |
| Criminal damage and arson | 7 |
| Anti-social behaviour | 6 |
| Bicycle theft | 3 |
| Robbery | 3 |
| Possession of weapons | 1 |
| Theft from the person | 1 |
| **Total incidents** | **209** |

*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 |
|------|------|----------|--------|
| The Hub School | Other | 0.3 miles | Good — 26 May 2022 |
| Wold Academy | Primary | 0.4 miles | Good — 29 Jun 2021 |
| Ainthorpe Primary School | Primary | 0.4 miles | Good — 12 Jan 2023 |
| Acre Heads Primary School | Primary | 0.5 miles | Good — 13 Feb 2013 |
| Priory Primary School | Primary | 0.8 miles | Good — 9 Nov 2016 |