# 3 bedroom detached house for sale (HU13 9HJ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 56 BERRYMAN WAY, HESSLE, EAST RIDING OF YORKSHIRE HU13 9HJ |
| Price | £185,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | C |
| Last sold | £180,000 Apr 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 30/07/2035
- **Current heating cost:** £616/year
- **Est. upgrade cost to C:** £9,000

### Recommendations
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0340-2689-5530-2275-4305)

## Description

INVITING OFFERS BETWEEN £185,000- £200,000

FULL WALK-THROUGH VIDEO!

Spacious Detached Home with South-Facing Garden in a Prime Hessle Location 

Nestled in a peaceful cul-de-sac just off First Lane, this three-bedroom detached home presents an excellent opportunity to purchase in one of Hessle’s most sought-after areas. Well placed for local shops, schools, and transport connections, the property combines convenience with a tranquil residential setting—perfect for couples, young families, or those looking to downsize without compromise.

The accommodation is well proportioned throughout, offering an inviting entrance lobby, a comfortable lounge, and a kitchen to the ground floor. Upstairs, there are three bedrooms served by a refurbished modern bathroom. The home has seen several updates in recent years, including improved electrics and a new gas central heating boiler, ensuring a solid foundation for further enhancement. While it would now benefit from some decorative updating, the property offers buyers the exciting chance to style and modernise it to their own tastes.

Externally, the property enjoys a pleasant position with an open lawned frontage, a side driveway providing ample parking, and a detached single garage. To the rear, a generous south-facing garden offers plenty of sunshine throughout the day—complete with a lawned area and a decked terrace ideal for outdoor dining and entertaining.

Our Thoughts:We believe this lovely detached home represents an excellent opportunity in a highly desirable Hessle location. The setting off First Lane offers the perfect blend of peace and practicality—quiet enough for relaxed living, yet within easy reach of all local amenities, schools, and road links into Hull and beyond.

What strikes us most about this home is the potential it offers. With several important improvements already taken care of, the property provides a superb blank canvas for buyers who want to put their own stamp on a home without having to worry about the essentials. The layout works perfectly for family life, and the south-facing garden adds that all-important outdoor space for children to play, pets to roam, or simply to enjoy the sunshine with a morning coffee or evening drink.

In our view, this is a home that could appeal to a wide range of buyers—from first-time purchasers looking to step into a detached property, to growing families wanting more space, or even those seeking a well-located home to downsize into without losing privacy or garden size. With its combination of location, potential, and practicality, this property is certain to generate strong interest, and we would highly recommend early viewing.

TenureThe property is freehold.

Council TaxCouncil Tax is payable to the East Riding of Yorkshire Council. From verbal enquiries we are advised that the property is shown in the Council Tax Property Bandings List in Valuation Band - C.*

Fixtures & FittingsCertain fixtures and fittings may be purchased with the property but may be subject to separate negotiation as to price.

Disclaimer*The agent has not had sight of confirmation documents and therefore the buyer is advised to obtain verification from their solicitor or surveyor.

ViewingsStrictly by appointment with the sole agents.

MortgagesWe will be pleased to offer expert advice regarding a mortgage for this property, details of which are available from our North Ferriby office. Your home is at risk if you do not keep up with repayments on a mortgage or other loan secured on it.

Valuation/Market Appraisal:Thinking of selling or struggling to sell your house?  More people choose Beercocks in this region than any other agent. Book your free valuation now!

Important Buyer Information: To progress your offer, we are legally required to verify your identity, confirm your source of funds, and assess affordability. This process incurs a fee of £50 (inc. VAT) for sole buyers, or £100 (inc. VAT) for joint buyers, regardless of the number of individuals involved.

## Property Photos

- ![Photo](/listings/photos/170782238/1858612)
- ![Photo](/listings/photos/170782238/1858616)
- ![Photo](/listings/photos/170782238/1858623)
- ![Photo](/listings/photos/170782238/1858628)
- ![Photo](/listings/photos/170782238/1858630)
- ![Photo](/listings/photos/170782238/1858634)
- ![Photo](/listings/photos/170782238/1858639)
- ![Photo](/listings/photos/170782238/1858643)
- ![Photo](/listings/photos/170782238/1858645)
- ![Photo](/listings/photos/170782238/1858650)
- ![Photo](/listings/photos/170782238/1858653)
- ![Photo](/listings/photos/170782238/1858656)
- ![Photo](/listings/photos/170782238/1858660)
- ![Photo](/listings/photos/170782238/1858661)
- ![Photo](/listings/photos/170782238/1858662)

## Floorplans

- ![Floorplan 1](/listings/photos/170782238/1858664) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/170782238/1858681) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 56 BERRYMAN WAY, HESSLE, EAST RIDING OF YORKSHIRE, HU13 9HJ | £180,000 | 14/04/2026 | 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 |
|---------|-------|------|------|
| 131 BOOTHFERRY ROAD, HESSLE, EAST RIDING OF YORKSHIRE, HU13 9BA | £120,500 | 12/09/2025 | Detached |
| [Same street] 54 BERRYMAN WAY, HESSLE, EAST RIDING OF YORKSHIRE, HU13 9HJ | £175,000 | 20/12/2023 | Semi-detached |
| [Same street] 5 BERRYMAN WAY, HESSLE, EAST RIDING OF YORKSHIRE, HU13 9HJ | £180,000 | 11/09/2023 | Semi-detached |
| 2A BOOTHFERRY ROAD, HESSLE, EAST RIDING OF YORKSHIRE, HU13 9AY | £172,500 | 03/10/2022 | Detached |
| [Same street] 48 BERRYMAN WAY, HESSLE, EAST RIDING OF YORKSHIRE, HU13 9HJ | £187,000 | 09/08/2022 | Semi-detached |
| [Same street] 39 BERRYMAN WAY, HESSLE, EAST RIDING OF YORKSHIRE, HU13 9HJ | £185,000 | 03/02/2022 | Semi-detached |

**Street average:** £181,750 (4 sales)
**Area average:** £146,500 (2 sales)

## Price vs local average

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

- **Local average:** £377,019 (24 Detached, HU13, 2024–2026)
- **Deviation:** -50.9%

## 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 Terraced House, Boothferry Road, HU13 | £895/mo | 3 | 0.2 miles | OpenRent |
| 3 Bed Terraced House, Tilbury Rd, HU4 | £700/mo | 3 | 0.29 miles | OpenRent |
| 3 Bed Terraced House, Cambridge Road, HU13 | £1,200/mo | 3 | 0.35 miles | OpenRent |
| 3 Bed Maisonette, Eastgate, HU13 | £900/mo | 3 | 0.62 miles | OpenRent |
| 3 Bed End Terrace, Oaklands Drive, HU13 | £1,050/mo | 3 | 0.71 miles | OpenRent |
| 3 Bed Semi-Detached House, Orchard Road, HU4 | £1,400/mo | 3 | 0.96 miles | OpenRent |

**Average rent: £1,024/mo (6 listings)**

## 1% Rule

- **Rent ratio:** 0.53% (weak for cashflow)
- **Max investor price (0.8%):** £121,875
- **Target investor price (1%):** £97,500

*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 £975/mo).*

- **Gross yield:** 6.3%
- **Cost-to-rent:** 15.8×
- **Monthly cashflow:** £124/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 2.8%

*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).*

## Price per Square Metre

- **£/m²:** £2,761/m²

## Capital growth trend

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

- **5y growth:** 7.4%
- **10y growth:** 37%

## House Price Index (HM Land Registry)

*Official index for East Riding of Yorkshire; Detached series; as of May 2026.*

- **1y growth (index):** 3.3%
- **5y growth (index):** 17.4%
- **10y growth (index):** 45%

## 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)