# 2 bedroom apartment for sale (HU12 8FH) ## Property Details | Key | Value | |-----|-------| | Address | 42 BIRCH TREE DRIVE, HULL, HEDON, EAST RIDING OF YORKSHIRE HU12 8FH | | Price | £125,950 | | Bedrooms | 2 | | Bathrooms | 1 | | Council tax | A | | Construction age | England and Wales: 2007-2011 | | Floor area | 66 m² | | Last sold | £124,500 Dec 2025 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Expiry date:** 05/08/2035 - **Current heating cost:** £881/year - **Est. upgrade cost to C:** £1,800 ### Recommendations - L2 (£1,200 - £2,400) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0340-2546-0580-2405-6301) ## Description Surely one of the best apartments in Holderness Grange Lifestyle Village for Over-55s! An exceptionally presented and fabulously positioned 2-bedroom first-floor apartment with gorgeous, secluded balcony views, and stylish, contemporary fittings. Many on-site facilities and no onward chain! LOCATION: Set in a fantastic first-floor position overlooking the Village Green and trees to the front. Holderness Grange is a development for the over 55's with many onsite facilities including a restaurant, bar, gym, aromatherapy sauna, hobby room, dance studio/cinema room, hairdressing salon, bowling green, village green and peaceful ornamental pond areas. Situated a short distance from Hedon town centre for shopping, dining out, doctors and dentist surgeries, Post Office and library. With plenty of parking for residents and visitors, and a regular public transport route nearby. DESCRIPTION: An absolutely showstopping 2-bedroom first-floor apartment with balcony. Benefiting from many onsite facilities, secure entry to the building, and lifts to all floors. Set at the end of a block, giving additional windows, fitted with beautiful wooden shutters. Comprising: Entrance hallway with two storage cupboards; Lounge with French doors to a balcony with gorgeous views over the Village Green, and an additional end window; Fully-integrated kitchen, fitted with a stainless-steel sink and drainer, and integrated oven, electric hob, fridge-freezer, dishwasher and washer-dryer. Also with an additional end window. Master bedroom fitted with stylish sliding wardrobes and built-in dressing-table; Second bedroom, currently used as a dining room; Generous bathroom, fully tiled, with a bath, separate shower, basin set into vanity unit, WC and heated towel rail. TENURE: Leasehold. 999 years with effect from 01/01/06. Subject to a service charge of £2599.26 per annum, and ground rent of £260 per annum (both paid quarterly). There is also a sinking fund payment of 0.5% of the sale price on sale or purchase. COUNCIL TAX: Band A (confirmation from VOA website) VIEWING: By appointments, please, through John P. Dennis & Son Ltd, N.B. The agent has not tested any apparatus, equipment, fixtures and fittings or services and so cannot verify that they are in working order or fit for their purpose. A Buyer is advised to obtain verification from their Solicitor or Surveyor. Measurements are approximate and have been taken using a digital device, which should not be relied upon for such matters as carpet fitting. Any plans provided are for room identification only. Prospective purchasers are recommended to check all measurements for themselves. Items shown in photographs are NOT included unless specifically mentioned within the sales particulars. They may however be available by separate negotiation. ## Property Photos - ![Picture No. 05](/listings/photos/165231143/1068039) - Picture No. 05 - ![Picture No. 06](/listings/photos/165231143/1068040) - Picture No. 06 - ![Picture No. 20](/listings/photos/165231143/1068041) - Picture No. 20 - ![Picture No. 01](/listings/photos/165231143/1068042) - Picture No. 01 - ![Picture No. 10](/listings/photos/165231143/1068043) - Picture No. 10 - ![Picture No. 11](/listings/photos/165231143/1068044) - Picture No. 11 - ![Picture No. 04](/listings/photos/165231143/1068045) - Picture No. 04 - ![Picture No. 12](/listings/photos/165231143/1068046) - Picture No. 12 - ![Picture No. 07](/listings/photos/165231143/1068047) - Picture No. 07 - ![Picture No. 08](/listings/photos/165231143/1068048) - Picture No. 08 - ![Picture No. 09](/listings/photos/165231143/1068049) - Picture No. 09 - ![Picture No. 14](/listings/photos/165231143/1068050) - Picture No. 14 - ![Picture No. 15](/listings/photos/165231143/1068051) - Picture No. 15 - ![Picture No. 02](/listings/photos/165231143/1068052) - Picture No. 02 - ![Picture No. 13](/listings/photos/165231143/1068053) - Picture No. 13 - ![Picture No. 16](/listings/photos/165231143/1068054) - Picture No. 16 - ![Picture No. 17](/listings/photos/165231143/1068055) - Picture No. 17 - ![Picture No. 18](/listings/photos/165231143/1068056) - Picture No. 18 - ![Picture No. 19](/listings/photos/165231143/1068057) - Picture No. 19 - ![Picture No. 21](/listings/photos/165231143/1068058) - Picture No. 21 - ![Picture No. 22](/listings/photos/165231143/1068059) - Picture No. 22 - ![Picture No. 23](/listings/photos/165231143/1068060) - Picture No. 23 - ![Picture No. 24](/listings/photos/165231143/1068061) - Picture No. 24 - ![Picture No. 25](/listings/photos/165231143/1068062) - Picture No. 25 - ![Picture No. 26](/listings/photos/165231143/1068063) - Picture No. 26 - ![Picture No. 27](/listings/photos/165231143/1068064) - Picture No. 27 - ![Picture No. 28](/listings/photos/165231143/1068065) - Picture No. 28 - ![Picture No. 29](/listings/photos/165231143/1068066) - Picture No. 29 - ![Picture No. 30](/listings/photos/165231143/1068067) - Picture No. 30 - ![Picture No. 31](/listings/photos/165231143/1068068) - Picture No. 31 - ![Picture No. 32](/listings/photos/165231143/1068069) - Picture No. 32 - ![Picture No. 33](/listings/photos/165231143/1068070) - Picture No. 33 - ![Picture No. 34](/listings/photos/165231143/1068071) - Picture No. 34 ## Floorplans - ![Floorplan](/listings/photos/165231143/1068072) - Floorplan ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 42 BIRCH TREE DRIVE, HEDON, HULL, EAST RIDING OF YORKSHIRE, HU12 8FH | £124,500 | 18/12/2025 | 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] 81 BIRCH TREE DRIVE, HEDON, HULL, EAST RIDING OF YORKSHIRE, HU12 8FH | £120,000 | 28/11/2025 | Flat | | 116 BIRCH TREE DRIVE, HEDON, HULL, EAST RIDING OF YORKSHIRE, HU12 8FJ | £110,000 | 30/05/2023 | Flat | | [Same street] 79 BIRCH TREE DRIVE, HEDON, HULL, EAST RIDING OF YORKSHIRE, HU12 8FH | £120,000 | 25/05/2023 | Flat | | [Same street] 99 BIRCH TREE DRIVE, HEDON, HULL, EAST RIDING OF YORKSHIRE, HU12 8FH | £132,000 | 20/03/2023 | Flat | | [Same street] 35 BIRCH TREE DRIVE, HEDON, HULL, EAST RIDING OF YORKSHIRE, HU12 8FH | £120,000 | 27/01/2023 | Flat | | 103 BIRCH TREE DRIVE, HEDON, HULL, EAST RIDING OF YORKSHIRE, HU12 8FJ | £97,500 | 19/12/2022 | Flat | | [Same street] 69 BIRCH TREE DRIVE, HEDON, HULL, EAST RIDING OF YORKSHIRE, HU12 8FH | £115,000 | 09/12/2022 | Flat | | [Same street] 57 BIRCH TREE DRIVE, HEDON, HULL, EAST RIDING OF YORKSHIRE, HU12 8FH | £140,000 | 22/07/2022 | Terraced | | [Same street] 88 BIRCH TREE DRIVE, HEDON, HULL, EAST RIDING OF YORKSHIRE, HU12 8FH | £108,000 | 14/07/2022 | Flat | | 106 BIRCH TREE DRIVE, HEDON, HULL, EAST RIDING OF YORKSHIRE, HU12 8FJ | £85,000 | 23/05/2022 | Flat | | [Same street] 30 BIRCH TREE DRIVE, HEDON, HULL, EAST RIDING OF YORKSHIRE, HU12 8FH | £105,000 | 19/05/2022 | Terraced | | [Same street] 81 BIRCH TREE DRIVE, HEDON, HULL, EAST RIDING OF YORKSHIRE, HU12 8FH | £116,000 | 25/04/2022 | Flat | | 136 BIRCH TREE DRIVE, HEDON, HULL, EAST RIDING OF YORKSHIRE, HU12 8FJ | £111,500 | 20/01/2022 | Flat | | 126 BIRCH TREE DRIVE, HEDON, HULL, EAST RIDING OF YORKSHIRE, HU12 8FJ | £112,000 | 14/01/2022 | Flat | | [Same street] 72 BIRCH TREE DRIVE, HEDON, HULL, EAST RIDING OF YORKSHIRE, HU12 8FH | £105,000 | 14/12/2021 | Flat | | [Same street] 77 BIRCH TREE DRIVE, HEDON, HULL, EAST RIDING OF YORKSHIRE, HU12 8FH | £105,000 | 13/12/2021 | Flat | | [Same street] 26 BIRCH TREE DRIVE, HEDON, HULL, EAST RIDING OF YORKSHIRE, HU12 8FH | £101,000 | 01/12/2021 | Flat | | 105 BIRCH TREE DRIVE, HEDON, HULL, EAST RIDING OF YORKSHIRE, HU12 8FJ | £100,000 | 10/11/2021 | Flat | | [Same street] 73 BIRCH TREE DRIVE, HEDON, HULL, EAST RIDING OF YORKSHIRE, HU12 8FH | £111,500 | 04/11/2021 | Flat | | [Same street] 30 BIRCH TREE DRIVE, HEDON, HULL, EAST RIDING OF YORKSHIRE, HU12 8FH | £110,000 | 21/08/2021 | Terraced | **Street average:** £114,893 (14 sales) **Area average:** £102,667 (6 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £101,625 (4 Flat, HU12, 2024–2026) - **Deviation:** +23.9% ## Rental Range *ONS Price Index of Private Rents (East Riding of Yorkshire). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £649/mo - **Realistic:** £721/mo - **Optimistic:** £793/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Hull & East Riding (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £474/mo ## Rental Comparables *Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.* | Title | Rent | Beds | Distance | As seen on | |------|------|------|------|------| | 2 Bed Terraced House, George Street, HU12 | £625/mo | 2 | 0.45 miles | OpenRent | | 2 Bed Flat, Magdalen Gate, HU12 | £675/mo | 2 | 0.46 miles | OpenRent | | 2 Bed Terraced House, Finkle Mews, HU12 | £795/mo | 2 | 0.53 miles | OpenRent | | 2 Bed Bungalow, Inmans Road, HU12 | £700/mo | 2 | 0.74 miles | OpenRent | | 2 Bed Terraced House, Brevere Road, HU12 | £725/mo | 2 | 0.77 miles | OpenRent | | 2 Bed Terraced House, Darrell Court, HU12 | £750/mo | 2 | 0.99 miles | OpenRent | **Average rent: £712/mo (6 listings)** ## 1% Rule - **Rent ratio:** 0.57% (weak for cashflow) - **Max investor price (0.8%):** £89,125 - **Target investor price (1%):** £71,300 *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 £713/mo).* - **Gross yield:** 6.8% - **Cost-to-rent:** 14.7× - **Monthly cashflow:** £121/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 4% *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).* ## Price per Square Metre - **£/m²:** £1,908/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **10y growth:** 71.7% ## House Price Index (HM Land Registry) *Official index for East Riding of Yorkshire; Flats and maisonettes series; as of April 2026.* - **1y growth (index):** -3.5% - **5y growth (index):** 3% - **10y growth (index):** 24.3% ## Flood risk - **Zone:** 1 - **Risk:** Low - **Source:** Job (default Low) [Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)