Deal Validation Report — SAMPLE
Anteire Properties Ltd · anteire.com Reference: APR-2026-0001 (SAMPLE) · Date of analysis: 13 August 2026 Property: 104 Needlers Way, Kingston upon Hull, HU5 1DD Report tier: Deal Validation Report (investor tier)
About this sample. This is a genuine report prepared on a real property using real public data — HM Land Registry sold prices, the national EPC register, ONS/Census statistics and Police.uk crime data. The property sold on 24 June 2026; we have analysed it retrospectively so you can see the full method applied to a real transaction, and how the evidence compares with the price actually achieved. A retrospective analysis necessarily post-dates the sale, so the automated model may reflect it; the sold comparables in section 3 — all of which predate the sale — are the independent evidence on which to judge the method. Client reports are prepared on the property you nominate, to the same standard.
1. Executive summary
| Estimated market value | £132,000 (range £122,000 – £141,500) |
| Price achieved (24 Jun 2026, HM Land Registry) | £132,000 — mid-range: fair value |
| Estimated rental value | £790 pcm (range £730 – £840) |
| Gross yield at achieved price | 7.2% (range 6.6% – 7.6%) |
| Verdict | Fair-value purchase with an above-average yield profile for a modern freehold house. Not a below-market-value deal, but a sound rental proposition. |
In plain terms: a buyer paying £132,000 for this house paid what the evidence says it is worth — no overpayment, no bargain. As a rental investment it performs well: a modern, freehold, EPC-C 4-bedroom house returning around 7.2% gross is above the typical range for houses of this age and condition. The principal caution is the immediate area's elevated crime rate (section 6), which shapes the realistic tenant profile and should be reflected in management expectations.
2. The property
| Attribute | Value | Source |
|---|---|---|
| Type | Semi-detached house, 4 bedrooms, 3 bathrooms, 1 reception | EPC register / listing records |
| Floor area | 110 m² | EPC register |
| Tenure | Freehold | HM Land Registry (title HS351674) |
| Construction | 1996–2002; cavity walls (insulated), pitched roof with 300 mm loft insulation | EPC register |
| Heating | Mains gas boiler and radiators; fully double glazed | EPC register |
| EPC | C (72), potential B (85); last assessed Feb 2023 | EPC register |
| Council tax | Band C | VOA |
| Coal mining risk | Not in a coal zone | Coal Authority screening |
Two investor-relevant details from the record: the most recent EPC was commissioned for a rental transaction, indicating the property has previously been let; and at EPC C it already meets the Government's proposed minimum energy standard for rented homes, so it carries no foreseeable EPC-upgrade liability.
3. Market value analysis
Our central estimate is £132,000 (£1,200/m²), with a confidence range of £122,000 – £141,500, produced by an automated valuation model and then checked by a person against the comparable evidence below.
Sold comparables (HM Land Registry):
| Address | Beds | Size | Sold | Price | £/m² |
|---|---|---|---|---|---|
| 22 Needlers Way, HU5 1DB | 4 | 102 m² | May 2024 | £125,000 | £1,225 |
| 11 Abbey Way, HU5 1DA | 4 | 93 m² | Mar 2024 | £135,000 | £1,451 |
| 103 Needlers Way, HU5 1DD | 3 | 63 m² | Apr 2024 | £132,000 | £2,095 |
| 17 Needlers Way, HU5 1DB | 2 | 64 m² | May 2024 | £115,000 | £1,796 |
| 67 Needlers Way, HU5 1DE | 2 | 62 m² | Feb 2026 | £110,000 | £1,774 |
| 7 Abbey Way, HU5 1DA | 4 | 108 m² | May 2019 | £125,000 | £1,157 |
Commentary. The closest evidence is 22 Needlers Way — the same street, the same built form, 4 beds, 102 m² — at £125,000 in May 2024. Hull prices have risen roughly 7% since May 2024 (7.5% for semi-detached homes — section 4), which uplifts that comparable to around £134,000 today. The smaller houses on the street trade at much higher £/m² (small homes always do), so the subject's £1,200/m² is consistent, not cheap. The evidence brackets the achieved £132,000 comfortably: fair value, neither a premium nor a discount.
4. Local market conditions
City of Kingston upon Hull (HM Land Registry HPI, May 2026):
- Average price: £133,485 — +3.4% year on year; semi-detached average £157,497, +4.1% year on year.
- Three-year trend: the Hull index has risen ~10% since May 2023 — including ~7% over the last two years (7.5% for semi-detached homes) — with a soft patch in 2023–24 and steady growth through 2025–26. The most recent month printed −1.5% — monthly readings are noisy; the 12-month trend is the signal.
HU5 postcode district, June 2026 (portal + Land Registry activity):
- 108 properties listed, 86 went sold-subject-to-contract; median asking £140,000 vs median sold £135,000 — sellers are conceding ~3–4% from asking on typical stock.
- Average time to SSTC: 51 days overall; semi-detached houses ~49 days. In May 2026, ~41% of HU5 listings agreed a sale within 30 days.
What this means: HU5 is a liquid, functioning market with modest genuine price growth — not a boom, not a slide. A correctly priced house sells in under two months. A house on the market much longer than that is very likely mispriced, not unsellable.
5. Rental and yield analysis
Estimated rental value: £790 pcm (range £730 – £840).
Letting evidence nearby:
| Address | Beds | Listed | Rent | Outcome |
|---|---|---|---|---|
| 1 Folkestone Street, HU5 1BH | 4 | Apr 2026 | £850 pcm | Let within ~7 weeks |
| 2 Needlers Way, HU5 1DB | 2 | Mar 2026 | £900 pcm | Let in 24 days |
| 103 Needlers Way, HU5 1DD | 2 | Oct 2025 | £725 pcm | Let in ~4 weeks |
Yield at the achieved price of £132,000:
- Gross: £9,480/yr → 7.2% (range 6.6% – 7.6%)
- Illustrative net: after typical allowances of 10% management and 10% maintenance/voids, ≈ £7,584/yr → 5.7% net
Letting demand on this street is demonstrably quick (24 days to 4 weeks for recent lets). A 7.2% gross yield on a 1990s freehold house with no EPC liability is above the typical range for this asset class; the trade-off is the area profile in section 6.
6. Risk flags
- Elevated local crime. The immediate neighbourhood (LSOA "Kingston upon Hull 024E") recorded 280 crimes in the year to May 2025 — a rate of 161 per 1,000 residents, which is high in absolute terms. Violence and sexual offences account for 145 of the 280. Practical implications: insurance pricing, tenant screening discipline, and realistic expectations about the tenant pool. This is the single largest caution in this report.
- Manual-wage local economy. ~62% of employed residents work in manual occupations; average household income in the wider area is ~£28,700. Rent affordability at £790 pcm implies a working household or sharers; rent-growth headroom is limited by local wages.
- No adverse physical screening flags. Not in a coal zone; mains gas; modern cavity construction with insulation. (A desktop report cannot assess condition — for condition, add the on-site inspection or commission a RICS survey.)
None of these is a reason not to buy; all three belong in the price and the management plan.
7. Area profile
- Population: ~1,740 residents in the immediate LSOA; density ~2,960/km². Age profile skews working-age (25–34 is the largest cohort).
- Schools: Stepney Primary School (580 m), St Vincent's Voluntary Catholic Academy (850 m) and Newland St John's CE Academy (1.0 km); nearest secondary Hull Trinity House Academy (820 m).
- Economy: unemployment ratio ~7.9% (excluding students); occupations dominated by process/plant and elementary roles with a skilled-trades segment.
8. Methodology, data sources and important notice
Method. We combine an automated valuation model with human review of sold comparables, local market activity, and public risk registers. Every price figure in this report is grounded in HM Land Registry sold prices — never in asking prices, which are marketing positions, not evidence.
Sources: HM Land Registry (price paid data, HPI); Domestic EPC register; ONS/Census 2021; Police.uk recorded crime (year to May 2025); Coal Authority area screening; portal listing records. Data retrieved 13 August 2026.
Important notice. This report is a desktop market appraisal prepared by Anteire Properties Ltd. It is not a RICS "Red Book" valuation and is not prepared by a chartered surveyor; it must not be relied upon for mortgage lending, secured borrowing, taxation, probate, or legal proceedings. It contains no inspection of the property and no assessment of its condition or structure. Values are indicative estimates with a stated range; the market price actually achievable can differ. This report is an opinion based on public data at the date shown, prepared with reasonable skill and care, and is provided for the client's own decision-making only. Full terms: anteire.com/property-report-terms.
Anteire Properties Ltd · anteire.com · [email protected] SAMPLE report — for demonstration. Order your own at anteire.com/property-report.