Sold STC Flat

APARTMENT 11

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

2 beds 1 baths 667 sq ft Listed 18 Jul 2024 (-708d)

£89,950

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# 2 bedroom flat for sale (HU2 8AZ)

## Property Details

| Key | Value |
|-----|-------|
| Address | APARTMENT 11, THEATRE GARDENS, 1 - 3, SYKES STREET, HULL, CITY OF KINGSTON UPON HULL HU2 8AZ |
| Price | £89,950 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | B |
| Construction age | England and Wales: 1991-1995 |
| Floor area | 62 m² |
| Last sold | £89,950 Mar 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** B
- **Expiry date:** 16/09/2034
- **Current heating cost:** £244/year

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0380-2023-6410-2094-6251)

## Description

Asking Price £89,950

WIGWAM HOMES ARE DELIGHTED TO PRESENT THIS APARTMENT TO THE MARKET! Briefly offering, entrance hall, bathroom, lounge, kitchen, 2 bedrooms with private parking to the rear.

Located on Sykes Street in the Hull City Centre, close to a wide variety of shops, supermarkets, and activities all within walking distance. There are excellent transport links around the city and its surrounding areas.

## Property Photos

- ![Photo 10](/listings/photos/150399479/402682) - Photo 10
- ![Photo 5](/listings/photos/150399479/402683) - Photo 5
- ![Photo 7](/listings/photos/150399479/402684) - Photo 7
- ![Photo 6](/listings/photos/150399479/402686) - Photo 6
- ![Photo 8](/listings/photos/150399479/402687) - Photo 8
- ![Photo 3](/listings/photos/150399479/402689) - Photo 3
- ![Photo 4](/listings/photos/150399479/402691) - Photo 4
- ![Photo 2](/listings/photos/150399479/402692) - Photo 2
- ![Photo 1](/listings/photos/150399479/402693) - Photo 1
- ![Photo 9](/listings/photos/150399479/402695) - Photo 9

## Floorplans

- ![2D Floorplan](/listings/photos/150399479/402699) - 2D Floorplan

## EPC Graphs

- ![Energy Performance Certificate](/listings/photos/150399479/402701) - Energy Performance Certificate

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| THEATRE GARDENS, 1 - 3 APARTMENT 11 SYKES STREET, HULL, CITY OF KINGSTON UPON HULL, HU2 8AZ | £89,950 | 07/03/2025 | 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] 7 SYKES STREET, HULL, CITY OF KINGSTON UPON HULL, HU2 8AZ | £35,000 | 25/01/2025 | 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 |
| 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 |
| 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 10 SYKES STREET, HULL, CITY OF KINGSTON UPON HULL, HU2 8AZ | £95,000 | 07/03/2022 | 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:** £127,563 (8 sales)
**Area average:** £87,143 (7 sales)

## Price vs local average

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

- **Local average:** £99,728 (10 Flat, HU2, 2024–2026)
- **Deviation:** -9.8%

## 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):** £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 Flat, Sykes St, HU2 | £725/mo | 2 | 0.06 miles | OpenRent |
| 2 Bed Flat, Aldbro St, HU2 | £725/mo | 2 | 0.07 miles | OpenRent |
| 2 Bed Flat, The Glass House, HU1 | £1,250/mo | 2 | 0.19 miles | OpenRent |
| 2 Bed Flat, Silvester House, HU1 | £1,050/mo | 2 | 0.21 miles | OpenRent |
| 2 Bed Flat, Queens Court, HU1 | £850/mo | 2 | 0.31 miles | OpenRent |
| 2 Bed Terraced House, Crofton Avenue, HU8 | £625/mo | 2 | 0.33 miles | OpenRent |
| 2 Bed Flat, Hull, HU1 | £1,500/mo | 2 | 0.41 miles | OpenRent |
| 2 Bed Flat, Robinson Row, HU1 | £575/mo | 2 | 0.51 miles | OpenRent |
| 2 Bed Flat, Egremont Russet Building, HU1 | £2,820/mo | 2 | 0.7 miles | OpenRent |
| 2 Bed Flat, Plimsoll Way, HU9 | £800/mo | 2 | 0.82 miles | OpenRent |
| 2 Bed Flat, Plimsoll Way, HU9 | £700/mo | 2 | 0.83 miles | OpenRent |
| 2 Bed Terraced House, Barnsley Street, HU8 | £735/mo | 2 | 0.86 miles | OpenRent |

**Average rent: £1,030/mo (12 listings)**

## 1% Rule

- **Rent ratio:** 0.85% (okay)
- **Max investor price (0.8%):** £96,000
- **Target investor price (1%):** £76,800

*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 £768/mo).*

- **Gross yield:** 10.2%
- **Cost-to-rent:** 9.8×
- **Monthly cashflow:** £312/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 14.4%

*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:** £1,451/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)

Photo 10 Photo 5 Photo 7 Photo 6 Photo 8 Photo 3 Photo 4 Photo 2 Photo 1 Photo 9

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Property details

Tenure

LEASEHOLD (165 years remaining on lease)

Floor area

62 m²

Council tax band

EPC rating

Year built

England and Wales: 1991-1995

Last sold

£89,950 Mar 2025

Price per m²

£1,451/m²

Local average

£99,728 (-9.8%)

Deprivation

Decile 2 (4,847 of 33,755)

Street crime

695 incidents within 1 mile (Apr 2026)

Key features

Apartment
2 Bedrooms
Private Parking
Close To Amenities
PERFECT FOR FIRST TIME BUYERS!
VIEW NOW!

Additional details

Parking: Yes

Description

Asking Price £89,950

WIGWAM HOMES ARE DELIGHTED TO PRESENT THIS APARTMENT TO THE MARKET! Briefly offering, entrance hall, bathroom, lounge, kitchen, 2 bedrooms with private parking to the rear.

Located on Sykes Street in the Hull City Centre, close to a wide variety of shops, supermarkets, and activities all within walking distance. There are excellent transport links around the city and its surrounding areas.

Listed by

Hull

Wigwam Investments Ltd

Reference: 150399479

EPC Rating & Upgrade Cost

Current rating: B

Potential rating: B

Inspection date: 17/09/2024

Expiry date: 16/09/2034

Current heating cost: £244/year

Potential heating cost: £244/year

View full EPC on gov.uk

Flood risk

Zone: 2

Risk: In flood risk area

Environment Agency Flood Risk Areas (APSFR)

Floorplans

2D Floorplan

EPC Graphs

Energy Performance Certificate

Price history

Event	Date	Price	% change
Sold	07/03/2025 (1 year ago)	£89,950	—

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 7 SYKES STREET, HULL, CITY OF KINGSTON UPON HULL, HU2 8AZ	£35,000	25/01/2025	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
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
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 10 SYKES STREET, HULL, CITY OF KINGSTON UPON HULL, HU2 8AZ	£95,000	07/03/2022	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: £127,563 (8 sales)

Area average: £87,143 (7 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: £474/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 Royal Infirmary	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	234
Shoplifting	100
Public order	92
Criminal damage and arson	74
Other theft	40
Burglary	29
Anti-social behaviour	25
Bicycle theft	23
Drugs	23
Vehicle crime	18
Robbery	13
Other crime	10
Possession of weapons	8
Theft from the person	6
Total incidents	695

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

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 Flat, Sykes St, HU2	£725/mo	2	0.06 miles	OpenRent
2 Bed Flat, Aldbro St, HU2	£725/mo	2	0.07 miles	OpenRent
2 Bed Flat, The Glass House, HU1	£1,250/mo	2	0.19 miles	OpenRent
2 Bed Flat, Silvester House, HU1	£1,050/mo	2	0.21 miles	OpenRent
2 Bed Flat, Queens Court, HU1	£850/mo	2	0.31 miles	OpenRent
2 Bed Terraced House, Crofton Avenue, HU8	£625/mo	2	0.33 miles	OpenRent
2 Bed Flat, Hull, HU1	£1,500/mo	2	0.41 miles	OpenRent
2 Bed Flat, Robinson Row, HU1	£575/mo	2	0.51 miles	OpenRent
2 Bed Flat, Egremont Russet Building, HU1	£2,820/mo	2	0.7 miles	OpenRent
2 Bed Flat, Plimsoll Way, HU9	£800/mo	2	0.82 miles	OpenRent
2 Bed Flat, Plimsoll Way, HU9	£700/mo	2	0.83 miles	OpenRent
2 Bed Terraced House, Barnsley Street, HU8	£735/mo	2	0.86 miles	OpenRent

Average rent: £1,030/mo (12 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.85%

Max investor price (0.8%) £96,000

Target investor price (1%) £76,800

Gross yield 10.2%

Cost-to-rent ratio 9.8×

Monthly cashflow £312/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 14.4%

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).