# 3 bedroom detached house for sale (HU16 5ST) ## Property Details | Key | Value | |-----|-------| | Address | 45 BADGERS WOOD, COTTINGHAM, EAST RIDING OF YORKSHIRE HU16 5ST | | Price | £249,900 | | Bedrooms | 3 | | Bathrooms | 2 | | Council tax | D | | Construction age | England and Wales: 1996-2002 | | Floor area | 71 m² | | Last sold | £248,000 May 2025 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 24/07/2029 - **Current heating cost:** £460/year - **Est. upgrade cost to C:** £14,500 ### Recommendations - W2 (£4,000 - £6,000) - 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/2358-7097-7263-6751-7984) ## Description If you're looking for a perfect location for family living tucked away but within ease of access to the village centre and simply ready to key turn and move into with stunning accommodation throughout then this is one for you to view. With three bedrooms, two bathrooms, spacious lounge with fireplace, stunning contemporary dining kitchen with a host of built-in and integrated appliances, conservatory with solid roof, low maintenance gardens, garage and driveway it's hard not to completely fall in love with this immense property. Located within this highly desirable residential area and ideal for family living we are delighted to present to the market this exceptionally well presented detached family home. The property offers modern light and airy accommodation with entrance hallway, downstairs w.c., spacious lounge with feature fireplace, stunning contemporary dining kitchen with a host of built-in and integrated appliance, conservatory with solid roof enjoying splendid views over the rear garden and to the first floor there are three bedrooms, the principal bedroom with fitted wardrobes and en-suite shower and a modern house bathroom. To the front of the property there is an open aspect lawned garden and the rear garden is ideally designed for ease of maintenance enjoying being gravelled with a side section and parking to the rear driveway with brick built detached garage with additional parking into the garden if required. There is also an extensive patio area. Simply ready to key turn and move into this stunning property now awaits its new owners to which an early viewing is a definite must. **Location** - Badgers Wood is located off Park Lane and provides ease of access to the village centre. Cottingham is listed as one of the UK's largest village and is a really diverse, superb East Riding village with a railway station connecting to further afield, being equally positioned between the historic market town of Beverley and Hull city centre where a good range of further amenities can be located. Nearby motorway access is via the A63/M62 where further trunk routes can be located over the Humber Bridge. Cottingham has three primary schools and a highly regarded secondary school. Private schools are Tranby School and Hymers College. **The Accommodation Comprises** - **Ground Floor** - **Entrance Hallway** - A French navy composite door with glazed inserts leads into the entrance hallway which has staircase leading to the first floor accommodation. **Downstairs W.C.** - Two piece suite in white enjoying wash hand basin and low level w.c. **Lounge** - 4.06m x 4.06m maximum (13'4" x 13'4" maximum) - uPVC double glazed window to the front elevation. Attractive wood flooring and contemporary fireplace with log flame fire. TV aerial point. Oak glazed door provides access to the dining kitchen. **Dining Kitchen** - 4.98m x 2.84m (16'4" x 9'4") - uPVC double glazed window to the rear elevation and bi-folding doors opening into the conservatory. The dining kitchen has an extensive range of contemporary gloss soft close base and wall units with large storage drawer, built-in integrated wine cooling fridge, stainless steel single electric fan oven with microwave above (both Neff), stainless steel gas Neff hob and extractor. Sunken sink unit with drainer. All beautifully complemented with solid wood work surfaces, solid wood window sill and splashbacks. Integrated dishwasher, integrated fridge freezer and integrated washer/dryer. **Conservatory** - 3.84m x 2.49m (12'7" x 8'2") - With uPVC double glazed French doors to the side elevation opening out into the rear garden and solid roof. **First Floor** - **Landing** - With access to loft. uPVC double glazed window to the side elevation. **Bedroom 1** - 3.38m maximum x 2.62m plus doorwell (11'1" maximum - Two sets of double fitted wardrobes providing hanging and storage facilities. An opening leads into the shower room. **Ensuite Shower Room** - uPVC double glazed window to the side elevation. Two piece suite has wash hand basin set in vanity and panelled with contratsing Aqua boarding to splashbacks to wet areas. **Bedroom 2** - 3.05m decreasing to 2.62m to slide robes x 2.74m ( - uPVC double glazed window to the rear elevation. Fitted mirrored fronted slide robes provide hanging and storage facilities. Wall mounted TV aerial point. **Bedroom 3** - 2.36m x 1.83m (7'9" x 6'0") - uPVC double glazed window to the front elevation. **Bathroom** - 1.83m x 1.60m (6'0" x 5'3") - uPVC double glazed window to the rear elevation. With modern three piece suite in white. A wash hand basin is set in contemporary gloss fitted units, low level w.c. and panelled bath with shower over and shower walls for splashbacks. **Outside** - To the front of the property there is an open plan lawned garden, a gated side wooden entry leads into the side section of the garden. The rear garden extends to the side which is gravelled to the head of the garden with car port providing the option of additional parking. A side enclosed garden has garden shed and the rear garden is paved providing a great low maintenance aspect. At the head of the property is a driveway providing parking leading to a detached brick built garage. **Detached Garage** - Up and over door, power and light. **Services** - All mains services are available or connected to the property. **Central Heating** - The property benefits from a gas fired central heating system. **Double Glazing** - The property benefits from uPVC double glazing. **Tenure** - We believe the tenure of the property to be Freehold (this will be confirmed by the vendor's solicitor). **Viewing** - Contact the agent’s Cottingham office on for prior appointment to view. **Financial Services** - Quick & Clarke are delighted to be able to offer the locally based professional services of PR Mortgages Ltd to provide you with impartial specialist and in depth mortgage advice. With access to the whole of the market and also exclusive mortgage deals not normally available on the high street, we are confident that they will be able to help find the very best deal for you. Take the difficulty out of finding the right mortgage; for further details contact our Cottingham office on or email ## Property Photos - ![Photo](/listings/photos/167922494/1912083) - ![Photo](/listings/photos/167922494/1912085) - ![Photo](/listings/photos/167922494/1912087) - ![Photo](/listings/photos/167922494/1912089) - ![Photo](/listings/photos/167922494/1912090) - ![Photo](/listings/photos/167922494/1912091) - ![Photo](/listings/photos/167922494/1912092) - ![Photo](/listings/photos/167922494/1912093) - ![Photo](/listings/photos/167922494/1912095) - ![Photo](/listings/photos/167922494/1912097) - ![Photo](/listings/photos/167922494/1912099) - ![Photo](/listings/photos/167922494/1912101) - ![Photo](/listings/photos/167922494/1912103) - ![Photo](/listings/photos/167922494/1912104) - ![Photo](/listings/photos/167922494/1912106) - ![Photo](/listings/photos/167922494/1912108) - ![Photo](/listings/photos/167922494/1912109) - ![Photo](/listings/photos/167922494/1912111) - ![Photo](/listings/photos/167922494/1912113) - ![Photo](/listings/photos/167922494/1912115) ## Floorplans - ![45BadgersWoodCottingham-High.jpg](/listings/photos/167922494/1912118) - 45BadgersWoodCottingham-High.jpg ## EPC Graphs - ![EE Rating](/listings/photos/167922494/1912120) - EE Rating ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 45 BADGERS WOOD, COTTINGHAM, EAST RIDING OF YORKSHIRE, HU16 5ST | £248,000 | 27/05/2025 | Detached | | 45 BADGERS WOOD, COTTINGHAM, EAST RIDING OF YORKSHIRE, HU16 5ST | £200,000 | 14/11/2019 | 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 | |---------|-------|------|------| | OAKLANDS PARK LANE, COTTINGHAM, EAST RIDING OF YORKSHIRE, HU16 5RX | £435,000 | 09/01/2026 | Detached | | SWALLOW CROFT PARK LANE, COTTINGHAM, EAST RIDING OF YORKSHIRE, HU16 5RX | £650,000 | 03/11/2023 | Detached | | [Same street] 43 BADGERS WOOD, COTTINGHAM, EAST RIDING OF YORKSHIRE, HU16 5ST | £278,000 | 06/10/2023 | Detached | | [Same street] 43 BADGERS WOOD, COTTINGHAM, EAST RIDING OF YORKSHIRE, HU16 5ST | £300,000 | 20/12/2022 | Detached | | 10 HENSON DRIVE, COTTINGHAM, EAST RIDING OF YORKSHIRE, HU16 5FY | £295,000 | 14/10/2022 | Detached | | 8 HENSON DRIVE, COTTINGHAM, EAST RIDING OF YORKSHIRE, HU16 5FY | £295,000 | 26/08/2022 | Detached | | 9 HENSON DRIVE, COTTINGHAM, EAST RIDING OF YORKSHIRE, HU16 5FY | £285,000 | 26/10/2021 | Detached | | 11 HENSON DRIVE, COTTINGHAM, EAST RIDING OF YORKSHIRE, HU16 5FY | £283,250 | 30/09/2021 | Detached | | [Same street] 39 BADGERS WOOD, COTTINGHAM, EAST RIDING OF YORKSHIRE, HU16 5ST | £222,500 | 24/09/2021 | Detached | **Street average:** £266,833 (3 sales) **Area average:** £373,875 (6 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £368,450 (18 Detached, HU16, 2024–2026) - **Deviation:** -32.2% ## 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 Hull & East Riding (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £549/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 | |------|------|------|------|------| | 3 Bed Semi-Detached House, Brooklands Park, HU16 | £1,195/mo | 3 | 0.82 miles | OpenRent | **Average rent: £1,195/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.48% (weak for cashflow) - **Max investor price (0.8%):** £149,375 - **Target investor price (1%):** £119,500 *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 £1,195/mo).* - **Gross yield:** 5.7% - **Cost-to-rent:** 17.4× - **Monthly cashflow:** £66/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 1.1% *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).* ## Price per Square Metre - **£/m²:** £3,520/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 6.3% - **10y growth:** 27.8% ## House Price Index (HM Land Registry) *Official index for East Riding of Yorkshire; Detached series; as of June 2026.* - **1y growth (index):** 3.3% - **5y growth (index):** 16.2% - **10y growth (index):** 43% ## 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)