Sold STC Flat

APARTMENT 10

THEATRE GARDENS, 1 - 3, SYKES STREET, HULL, CITY OF KINGSTON UPON HULL HU2 8AZ

3 beds 1 baths 753 sq ft Listed 4 Mar 2022 (-1575d)

£99,950

Offers in Excess of

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# 3 bedroom apartment for sale (HU2 8AZ)

## Property Details

| Key | Value |
|-----|-------|
| Address | APARTMENT 10, THEATRE GARDENS, 1 - 3, SYKES STREET, HULL, CITY OF KINGSTON UPON HULL HU2 8AZ |
| Price | £99,950 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Construction age | England and Wales: 2003-2006 |
| Floor area | 70 m² |
| Last sold | £95,000 Mar 2022 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 12/11/2030
- **Current heating cost:** £439/year
- **Est. upgrade cost to C:** £20

### Recommendations
- E (£20)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/6530-1429-6009-0537-1292)

## Description

We are delighted to offer this FABULOUS Upper Floor Apartment with Secure Gated Entry and PARKING.

This SPACIOUS property benefits from THREE good-sized bedrooms, two with fitted mirrored wardrobes, a well-equipped MODERN kitchen with INTEGRATED APPLIANCES, and a STYLISH bathroom, with additional DESIRABLE features such as the JULIETTE BALCONY, storage, and spotlights in several rooms.

This great property offers CONTEMPORARY city-centre living without compromising space - Contact us now to arrange a viewing!

**Communal Entrance** - With secure intercom access through gated driveway and further communal secure door.  The property is situated on the upper floor of this block housing only two apartments.

**Private Entrance Hall/Stairs** - With a tidy communal entrance through to stairway leading to the only two apartments in this block.

**Apartment Description** - The Apartment briefly comprises of private front door leading into the Hallway, doors leading into Lounge/Kitchen Diner, Master Bedroom, Bedrooms Two and Three, Bathroom and storage cupboard.

**Hallway** - UPVC double glazed window to rear elevation, storage cupboard housing the hot water boiler and heating system which opens out to create a generous inner-hall area, with wall mounted radiator and doors leading into all other rooms ...

**Lounge** - UPVC double glazed french doors opening onto a Juliette balcony, wall mounted radiator and archway leading into the Kitchen.

**Kitchen** - Range of wall and base units, integrated fridge freezer, washer dryer, dishwasher, overhead extractor fan, electric oven and hob.  With feature sink and mixer taps, partial wall tiling and spotlights.

**Master Bedroom** - UPVC double glazed window to front elevation, fitted wardrobes and wall mounted heater.

**Bedroom Two** - UPVC double glazed window to front elevation and wall mounted heater.

**Bedroom Three** - 3.4 x 2.6 (narrowing to 1.6) (11'1" x 8'6" (narrow - Irregular shaped room. UPVC double glazed window to rear elevation, wall mounted heater and fitted wardrobes.

**Bathroom** - UPVC double glazed window to rear elevation, shower over bath, wash hand basin, low level flush W/C, wall mounted heater and partial tiling.

**External** - The front of the property looks out onto the street with trees and shrubs, the rear of the property looks into the secure car park.

There is a parking space allocated for this property.

The annual Ground Rent is charged at £100.

There is a monthly Service Charge of £104 pcm.

The lease is running for 199 years from new build.

This property has the potential to achieve £625 pcm rental.

## Property Photos

- ![Kitchen](/listings/photos/120677372/402717) - Kitchen
- ![Lounge](/listings/photos/120677372/402718) - Lounge
- ![External](/listings/photos/120677372/402720) - External
- ![Hallway](/listings/photos/120677372/402722) - Hallway
- ![Hallway](/listings/photos/120677372/402724) - Hallway
- ![6 Lounge Kitch.jpg](/listings/photos/120677372/402726) - 6 Lounge Kitch.jpg
- ![Master Bedroom](/listings/photos/120677372/402727) - Master Bedroom
- ![Bedroom Two](/listings/photos/120677372/402734) - Bedroom Two
- ![Bedroom Three](/listings/photos/120677372/402735) - Bedroom Three
- ![Bathroom](/listings/photos/120677372/402738) - Bathroom
- ![Photo](/listings/photos/120677372/402739)
- ![Apartment Description](/listings/photos/120677372/402740) - Apartment Description
- ![Private Entrance Hall/Stairs](/listings/photos/120677372/402741) - Private Entrance Hall/Stairs
- ![External](/listings/photos/120677372/402742) - External

## EPC Graphs

- ![EE Rating](/listings/photos/120677372/402743) - EE Rating

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| THEATRE GARDENS, 1 - 3 APARTMENT 10 SYKES STREET, HULL, CITY OF KINGSTON UPON HULL, HU2 8AZ | £95,000 | 07/03/2022 | Flat |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| [Same street] THEATRE GARDENS, 1 - 3 APARTMENT 11 SYKES STREET, HULL, CITY OF KINGSTON UPON HULL, HU2 8AZ | £89,950 | 07/03/2025 | Flat |
| [Same street] 7 SYKES STREET, HULL, CITY OF KINGSTON UPON HULL, HU2 8AZ | £35,000 | 25/01/2025 | Flat |
| 85 FLAT 3 GEORGE STREET, HULL, CITY OF KINGSTON UPON HULL, HU1 3BN | £134,000 | 10/11/2023 | Flat |
| 14 - 18 FLAT 1 GRIMSTON STREET, HULL, CITY OF KINGSTON UPON HULL, HU1 3HG | £145,000 | 06/10/2023 | Flat |
| [Same street] 79 SYKES STREET, HULL, CITY OF KINGSTON UPON HULL, HU2 8AZ | £51,000 | 04/10/2023 | Flat |
| [Same street] THEATRE GARDENS, 1 - 3 APARTMENT 15 SYKES STREET, HULL, CITY OF KINGSTON UPON HULL, HU2 8AZ | £89,000 | 12/06/2023 | Flat |
| 20 GRIMSTON STREET, HULL, CITY OF KINGSTON UPON HULL, HU1 3HG | £115,000 | 02/12/2022 | Flat |
| [Same street] LILLIPUT LODGE DAY NURSERY, 10 SYKES STREET, HULL, CITY OF KINGSTON UPON HULL, HU2 8AZ | £540,000 | 21/09/2022 | Other |
| 85 FLAT 9 GEORGE STREET, HULL, CITY OF KINGSTON UPON HULL, HU1 3BN | £135,000 | 11/08/2022 | Flat |
| 17 JUBILEE SQUARE, HULL, CITY OF KINGSTON UPON HULL, HU2 8BD | £45,000 | 11/07/2022 | Flat |
| 14 - 18 FLAT 2 GRIMSTON STREET, HULL, CITY OF KINGSTON UPON HULL, HU1 3HG | £150,000 | 26/05/2022 | Flat |
| [Same street] 59 SYKES STREET, HULL, CITY OF KINGSTON UPON HULL, HU2 8AZ | £48,500 | 10/05/2022 | Flat |
| 85 FLAT 10 GEORGE STREET, HULL, CITY OF KINGSTON UPON HULL, HU1 3BN | £166,000 | 26/04/2022 | Flat |
| ALBION BUILDINGS 1 CAROLINE STREET, HULL, CITY OF KINGSTON UPON HULL, HU2 8EA | £33,000 | 31/03/2022 | Flat |
| 28 NEW GEORGE STREET, HULL, CITY OF KINGSTON UPON HULL, HU2 8AY | £47,000 | 20/03/2022 | Flat |
| [Same street] THEATRE GARDENS, 1 - 3 APARTMENT 9 SYKES STREET, HULL, CITY OF KINGSTON UPON HULL, HU2 8AZ | £82,000 | 18/02/2022 | Flat |
| [Same street] THEATRE GARDENS, 1 - 3 APARTMENT 12 SYKES STREET, HULL, CITY OF KINGSTON UPON HULL, HU2 8AZ | £80,000 | 26/11/2021 | Flat |
| 14 - 18 FLAT 5 GRIMSTON STREET, HULL, CITY OF KINGSTON UPON HULL, HU1 3HG | £75,000 | 02/08/2021 | Flat |

**Street average:** £126,931 (8 sales)
**Area average:** £104,500 (10 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £99,728 (10 Flat, HU2, 2024–2026)
- **Deviation:** +0.2%

## Rental Range

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

- **Low:** £621/mo
- **Realistic:** £690/mo
- **Optimistic:** £759/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Hull & East Riding (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £549/mo

## 1% Rule

- **Rent ratio:** 0.69% (weak for cashflow)
- **Max investor price (0.8%):** £86,250
- **Target investor price (1%):** £69,000

*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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £1,428/m²

## Capital growth trend

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

- **5y growth:** 5.2%
- **10y growth:** 60.2%

## House Price Index (HM Land Registry)

*Official index for City of Kingston upon Hull; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -1.8%
- **5y growth (index):** 5.7%
- **10y growth (index):** 31.4%

## 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)

Kitchen Lounge External Hallway Hallway 6 Lounge Kitch.jpg Master Bedroom Bedroom Two Bedroom Three Bathroom Photo 11 Apartment Description Private Entrance Hall/Stairs External

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Property details

Floor area

70 m²

EPC rating

Year built

England and Wales: 2003-2006

Last sold

£95,000 Mar 2022

Price per m²

£1,428/m²

Local average

£99,728 (+0.2%)

Deprivation

Decile 2 (4,847 of 33,755)

Street crime

744 incidents within 1 mile (Apr 2026)

Key features

UPPER-FLOOR APARTMENT
SECURE GATED PARKING
THREE BEDROOMS
SPACIOUS ACCOMODATION
CITY CENTRE LIVING
MODERN DECOR
JULIETTE BALCONY
LEASEHOLD PROPERTY

Additional details

Parking: Yes

Description

We are delighted to offer this FABULOUS Upper Floor Apartment with Secure Gated Entry and PARKING.

This SPACIOUS property benefits from THREE good-sized bedrooms, two with fitted mirrored wardrobes, a well-equipped MODERN kitchen with INTEGRATED APPLIANCES, and a STYLISH bathroom, with additional DESIRABLE features such as the JULIETTE BALCONY, storage, and spotlights in several rooms.

This great property offers CONTEMPORARY city-centre living without compromising space - Contact us now to arrange a viewing!

Communal Entrance - With secure intercom access through gated driveway and further communal secure door. The property is situated on the upper floor of this block housing only two apartments.

Private Entrance Hall/Stairs - With a tidy communal entrance through to stairway leading to the only two apartments in this block.

Apartment Description - The Apartment briefly comprises of private front door leading into the Hallway, doors leading into Lounge/Kitchen Diner, Master Bedroom, Bedrooms Two and Three, Bathroom and storage cupboard.

Hallway - UPVC double glazed window to rear elevation, storage cupboard housing the hot water boiler and heating system which opens out to create a generous inner-hall area, with wall mounted radiator and doors leading into all other rooms ...

Lounge - UPVC double glazed french doors opening onto a Juliette balcony, wall mounted radiator and archway leading into the Kitchen.

Kitchen - Range of wall and base units, integrated fridge freezer, washer dryer, dishwasher, overhead extractor fan, electric oven and hob. With feature sink and mixer taps, partial wall tiling and spotlights.

Master Bedroom - UPVC double glazed window to front elevation, fitted wardrobes and wall mounted heater.

Bedroom Two - UPVC double glazed window to front elevation and wall mounted heater.

Bedroom Three - 3.4 x 2.6 (narrowing to 1.6) (11'1" x 8'6" (narrow - Irregular shaped room. UPVC double glazed window to rear elevation, wall mounted heater and fitted wardrobes.

Bathroom - UPVC double glazed window to rear elevation, shower over bath, wash hand basin, low level flush W/C, wall mounted heater and partial tiling.

External - The front of the property looks out onto the street with trees and shrubs, the rear of the property looks into the secure car park.

There is a parking space allocated for this property.

The annual Ground Rent is charged at £100.

There is a monthly Service Charge of £104 pcm.

The lease is running for 199 years from new build.

This property has the potential to achieve £625 pcm rental.

Listed by

Willerby

Humber Sales & Lettings Limited

Reference: 120677372

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 13/11/2020

Expiry date: 12/11/2030

Current heating cost: £439/year

Potential heating cost: £449/year

Est. upgrade cost to C: £20

Recommendations

Low energy lighting for all fixed outlets (£20)

View full EPC on gov.uk

Flood risk

Zone: 2

Risk: In flood risk area

Environment Agency Flood Risk Areas (APSFR)

EPC Graphs

EE Rating

Price history

Event	Date	Price	% change
Sold	07/03/2022 (4 years ago)	£95,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
Same street THEATRE GARDENS, 1 - 3 APARTMENT 11 SYKES STREET, HULL, CITY OF KINGSTON UPON HULL, HU2 8AZ	£89,950	07/03/2025	Flat
Same street 7 SYKES STREET, HULL, CITY OF KINGSTON UPON HULL, HU2 8AZ	£35,000	25/01/2025	Flat
85 FLAT 3 GEORGE STREET, HULL, CITY OF KINGSTON UPON HULL, HU1 3BN	£134,000	10/11/2023	Flat
14 - 18 FLAT 1 GRIMSTON STREET, HULL, CITY OF KINGSTON UPON HULL, HU1 3HG	£145,000	06/10/2023	Flat
Same street 79 SYKES STREET, HULL, CITY OF KINGSTON UPON HULL, HU2 8AZ	£51,000	04/10/2023	Flat
Same street THEATRE GARDENS, 1 - 3 APARTMENT 15 SYKES STREET, HULL, CITY OF KINGSTON UPON HULL, HU2 8AZ	£89,000	12/06/2023	Flat
20 GRIMSTON STREET, HULL, CITY OF KINGSTON UPON HULL, HU1 3HG	£115,000	02/12/2022	Flat
Same street LILLIPUT LODGE DAY NURSERY, 10 SYKES STREET, HULL, CITY OF KINGSTON UPON HULL, HU2 8AZ	£540,000	21/09/2022	Other
85 FLAT 9 GEORGE STREET, HULL, CITY OF KINGSTON UPON HULL, HU1 3BN	£135,000	11/08/2022	Flat
17 JUBILEE SQUARE, HULL, CITY OF KINGSTON UPON HULL, HU2 8BD	£45,000	11/07/2022	Flat
14 - 18 FLAT 2 GRIMSTON STREET, HULL, CITY OF KINGSTON UPON HULL, HU1 3HG	£150,000	26/05/2022	Flat
Same street 59 SYKES STREET, HULL, CITY OF KINGSTON UPON HULL, HU2 8AZ	£48,500	10/05/2022	Flat
85 FLAT 10 GEORGE STREET, HULL, CITY OF KINGSTON UPON HULL, HU1 3BN	£166,000	26/04/2022	Flat
ALBION BUILDINGS 1 CAROLINE STREET, HULL, CITY OF KINGSTON UPON HULL, HU2 8EA	£33,000	31/03/2022	Flat
28 NEW GEORGE STREET, HULL, CITY OF KINGSTON UPON HULL, HU2 8AY	£47,000	20/03/2022	Flat
Same street THEATRE GARDENS, 1 - 3 APARTMENT 9 SYKES STREET, HULL, CITY OF KINGSTON UPON HULL, HU2 8AZ	£82,000	18/02/2022	Flat
Same street THEATRE GARDENS, 1 - 3 APARTMENT 12 SYKES STREET, HULL, CITY OF KINGSTON UPON HULL, HU2 8AZ	£80,000	26/11/2021	Flat
14 - 18 FLAT 5 GRIMSTON STREET, HULL, CITY OF KINGSTON UPON HULL, HU1 3HG	£75,000	02/08/2021	Flat

Street average: £126,931 (8 sales)

Area average: £104,500 (10 sales)

Capital growth trend

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

5y growth 5.2%

10y growth 60.2%

House Price Index (HM Land Registry — official index, not sold-price averages): City of Kingston upon Hull. Series: Flats and maisonettes. As of March 2026.

1y (index) -1.8%

5y (index) 5.7%

10y (index) 31.4%

Rental Range

Estimated market rent for Kingston upon Hull, City of. Low = conservative, Realistic = average, Optimistic = best case.

Low £621/mo

Realistic £690/mo

Optimistic £759/mo

Based on Local Authority from postcode lookup → Kingston upon Hull, City of.

LHA (30th percentile) floor for Hull & East Riding: £549/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View HU2 8AZ

Address

Sykes Street

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Caroline Street New George Street	0.1 miles
Bus stop	Caroline Street Francis Street	0.1 miles
Shop	Bernard's Barber Shop	0.2 miles
Shop	Dubai Mini Market	0.2 miles
Train station	Hull Paragon Interchange	0.6 miles
Hospital	Hull and East Yorkshire Eye Hospital	0.9 miles
Hospital	Hull and East Riding Women and Childrens' Hospital	0.9 miles
University	University of Hull	2.2 miles
Train station	New Holland	3.4 miles

Street-level crime

Category	Count
Violence and sexual offences	262
Shoplifting	101
Public order	98
Criminal damage and arson	75
Other theft	41
Burglary	30
Anti-social behaviour	26
Drugs	25
Bicycle theft	24
Vehicle crime	19
Robbery	14
Other crime	13
Possession of weapons	9
Theft from the person	7
Total incidents	744

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

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Ron Dearing UTC	Secondary	0.1 miles	Outstanding — 20 May 2020
Hull College	Other	0.2 miles	— (No rating)
St Charles Voluntary Catholic Academy	Primary	0.4 miles	— (Inspected (no overall grade))
Clifton Primary School	Primary	0.5 miles	Outstanding — 12 Sep 2016
Rise Academy	Other	0.6 miles	Good — 25 Jan 2016

Rental Comparables

Rental listings exist nearby, but none matched the 3-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.69%

Max investor price (0.8%) £86,250

Target investor price (1%) £69,000

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).

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