# 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)