Sold Shop

21 PRINCES AVENUE

HULL, HULL, CITY OF KINGSTON UPON HULL HU5 3RX

Listed 17 Feb 2025 (-530d)

£220,000

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# Shop for sale (HU5 3RX)

## Property Details

| Key | Value |
|-----|-------|
| Address | 21 PRINCES AVENUE, HULL, HULL, CITY OF KINGSTON UPON HULL HU5 3RX |
| Price | £220,000 |
| Last sold | £61,250 Jul 2004 |

## Description

The property is a mid terraced three storey building, that is currently being used as a take away. The premises comprise of a ground floor retail unit, with electric roller shutter to the front of the shop with large display window, LED lighting, staff WC facilities and a tea point. The property also benefits from 2 Apartments, both consist of  2 bedrooms, open plan living, separate kitchen and bathroom.

## Property Photos

- ![Photo 5](/listings/photos/158345033/239566) - Photo 5
- ![Photo 6](/listings/photos/158345033/239567) - Photo 6
- ![Photo 7](/listings/photos/158345033/239568) - Photo 7
- ![Photo 8](/listings/photos/158345033/239569) - Photo 8

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 21 PRINCES AVENUE, HULL, CITY OF KINGSTON UPON HULL, HU5 3RX | £61,250 | 13/07/2004 | 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 |
|---------|-------|------|------|
| 244 SPRING BANK, HULL, CITY OF KINGSTON UPON HULL, HU3 1LU | £105,000 | 28/01/2025 | Other |
| 68 LOUIS STREET, HULL, CITY OF KINGSTON UPON HULL, HU3 1LZ | £342,500 | 06/10/2023 | Other |
| MARLBOROUGH HOTEL, 232 SPRING BANK, HULL, CITY OF KINGSTON UPON HULL, HU3 1LU | £365,000 | 06/12/2022 | Other |
| 242 FLAT 1 SPRING BANK, HULL, CITY OF KINGSTON UPON HULL, HU3 1LU | £190,000 | 20/10/2022 | Other |
| 3A PRINCES AVENUE, HULL, CITY OF KINGSTON UPON HULL, HU5 3RX | £102,500 | 18/05/2022 | Other |
| 12A PRINCES AVENUE, HULL, CITY OF KINGSTON UPON HULL, HU5 3QA | £220,000 | 28/03/2022 | Other |
| 67 PRINCES AVENUE, HULL, CITY OF KINGSTON UPON HULL, HU5 3QX | £175,000 | 01/02/2022 | Other |
| 13 - 15 PRINCES AVENUE, HULL, CITY OF KINGSTON UPON HULL, HU5 3RX | £103,000 | 24/09/2021 | Other |

**Area average:** £200,375 (8 sales)

## Price vs local average

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

- **Local average:** £495,950 (10 Other, HU5, 2024–2026)
- **Deviation:** -55.6%

## 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).*

## 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 |
|------|------|------|------|------|
| 1 Bed Flat, Princes Avenue, HU5 | £795/mo | 1 | 0.4 miles | OpenRent |
| 2 Bed Terraced House, Winslade Crescent, HU5 | £650/mo | 2 | 0.47 miles | OpenRent |
| 2 Bed Flat, Spring Street, HU2 | £650/mo | 2 | 0.58 miles | OpenRent |

**Average rent: £698/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.3% (weak for cashflow)
- **Max investor price (0.8%):** £81,250
- **Target investor price (1%):** £65,000

*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 OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £650/mo).*

- **Gross yield:** 3.5%
- **Cost-to-rent:** 28.2×
- **Monthly cashflow:** £-306/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -5.8%

*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).*

## Capital growth trend

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

- **5y growth:** -91.9%
- **10y growth:** 23.8%

## House Price Index (HM Land Registry)

*Official index for City of Kingston upon Hull; All dwelling types series; as of April 2026.*

- **1y growth (index):** 4.8%
- **5y growth (index):** 20.6%
- **10y growth (index):** 49.7%

## 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)

Photo 5 Photo 6 Photo 7 Photo 8

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Property details

Last sold

£61,250 Jul 2004

Local average

£495,950 (-55.6%)

Deprivation

Decile 3 (7,770 of 33,755)

Street crime

874 incidents within 1 mile (May 2026)

Key features

Mixed use retail and residential investment
Situated along an established parade of retail shops
GF Retail with 2 *2 bed spacious apartments
Freehold is available subject to existing tenancies
Currently producing £18,000 per annum which reflects a NIY of 8.00% after pc of 2.4%

Description

The property is a mid terraced three storey building, that is currently being used as a take away. The premises comprise of a ground floor retail unit, with electric roller shutter to the front of the shop with large display window, LED lighting, staff WC facilities and a tea point. The property also benefits from 2 Apartments, both consist of 2 bedrooms, open plan living, separate kitchen and bathroom.

Listed by

Hull

Garness Jones (Commercial) Limited

Reference: 158345033

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 2

Risk: In flood risk area

Environment Agency Flood Risk Areas (APSFR)

Price history

Event	Date	Price	% change
Sold	13/07/2004 (22 years ago)	£61,250	—

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
244 SPRING BANK, HULL, CITY OF KINGSTON UPON HULL, HU3 1LU	£105,000	28/01/2025	Other
68 LOUIS STREET, HULL, CITY OF KINGSTON UPON HULL, HU3 1LZ	£342,500	06/10/2023	Other
MARLBOROUGH HOTEL, 232 SPRING BANK, HULL, CITY OF KINGSTON UPON HULL, HU3 1LU	£365,000	06/12/2022	Other
242 FLAT 1 SPRING BANK, HULL, CITY OF KINGSTON UPON HULL, HU3 1LU	£190,000	20/10/2022	Other
3A PRINCES AVENUE, HULL, CITY OF KINGSTON UPON HULL, HU5 3RX	£102,500	18/05/2022	Other
12A PRINCES AVENUE, HULL, CITY OF KINGSTON UPON HULL, HU5 3QA	£220,000	28/03/2022	Other
67 PRINCES AVENUE, HULL, CITY OF KINGSTON UPON HULL, HU5 3QX	£175,000	01/02/2022	Other
13 - 15 PRINCES AVENUE, HULL, CITY OF KINGSTON UPON HULL, HU5 3RX	£103,000	24/09/2021	Other

Area average: £200,375 (8 sales)

Capital growth trend

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

5y growth -91.9%

10y growth 23.8%

House Price Index (HM Land Registry — official index, not sold-price averages): City of Kingston upon Hull. Series: All dwelling types. As of April 2026.

1y (index) 4.8%

5y (index) 20.6%

10y (index) 49.7%

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: Apr 2025 – Mar 2026

Location

Map view View on Google Maps View on OpenStreetMap Street View HU5 3RX

Nearby

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

Type	Name	Distance
Bus stop	Princes Avenue Zoological	0.0 miles
Bus stop	Princes Avenue Welbeck Street	0.0 miles
Shop	Indian & Continental Stores	0.1 miles
Shop	Sainsbury's Local	0.2 miles
Train station	Hull Paragon Interchange	0.8 miles
University	University of Hull	1.5 miles
Train station	Cottingham	2.7 miles
Hospital	Mill View	3.7 miles

Street-level crime

Category	Count
Violence and sexual offences	349
Criminal damage and arson	85
Public order	85
Other theft	67
Shoplifting	66
Anti-social behaviour	61
Burglary	46
Vehicle crime	31
Drugs	27
Bicycle theft	18
Other crime	11
Robbery	11
Possession of weapons	10
Theft from the person	7
Total incidents	874

Within 1 mile during May 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
Froebel House School	Other	0.2 miles	Inadequate — 29 Apr 2024
Hymers College	Other	0.3 miles	— (No rating)
Thoresby Primary School	Primary	0.3 miles	Outstanding — 27 Jul 2016
Collingwood Primary School	Primary	0.3 miles	Outstanding — 21 Mar 2024
Pearson Primary School	Primary	0.3 miles	Good — 21 Sep 2022

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
1 Bed Flat, Princes Avenue, HU5	£795/mo	1	0.4 miles	OpenRent
2 Bed Terraced House, Winslade Crescent, HU5	£650/mo	2	0.47 miles	OpenRent
2 Bed Flat, Spring Street, HU2	£650/mo	2	0.58 miles	OpenRent

Average rent: £698/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

This street 6.9% gross yield avg £138,417 sale, £795/mo rent

Rent ratio 0.3%

Max investor price (0.8%) £81,250

Target investor price (1%) £65,000

Gross yield 3.5%

Cost-to-rent ratio 28.2×

Monthly cashflow £-306/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -5.8%

This street — Gross yield for this street only (Land Registry sales + rental comparables, same postcode + street).
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).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).

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