Pending26/00529/FULL
119
units
Erection of 119 dwellings, public open space, sustainable drainage solutions and associated infrastructure.
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East Riding of Yorkshire · Q2 2026
Hull holds its line: cheapest entry point in the Humber
A GBP 132,000 median, 2,671 annual transactions and a thin pipeline frame a port city where conversion plays now outpace ground-up schemes.
- Median sale price
- £130,000
- Median price trend
- £130k
- Pending dev applications
- 51
- Pipeline value (GDV)
- £52.5m
0% YoY
402 units
92% approval rate (recent decisions)
Hull closed the twelve months to March 2026 with a GBP 132,000 median sale price, 2,671 recorded transactions and a 1.5% year-on-year uplift. The planning pipeline runs to a single live application worth GBP 130,500 GDV, signalling a market where stock turnover, not new build, sets the pace for developers and finance partners.
What's driving the Hull market
Hull is the Humber's working port and the cheapest material entry point in Yorkshire's eastern belt. The GBP 132,000 median sits roughly 45% below Beverley's GBP 241,050 and 25% below Bridlington's GBP 176,000, with the gap holding steady through the latest quarter. Demand drivers are concrete rather than speculative: offshore-wind component manufacturing at Siemens Gamesa's Alexandra Dock plant, the University of Hull's 17,000-strong student base, and a working dock estate that still moves freight day and night. Detached stock medians at GBP 240,000 against flats at GBP 79,478, a spread that gives investors room to acquire, refurbish and refinance within a single budget cycle. The 1.5% year-on-year uplift is modest in cash terms but materially stronger than Beverley's 2.6% decline and Bridlington's 1.1% slip across the same window, which positions Hull as the eastern Riding's only positive-movement submarket entering the back half of 2026.
Market data at a glance
The Hull numbers, visualised
Median sale price by property type
3,966 sales clearing across the type-mix
F£77,750
£78k
T£116,500
£117k
S£163,500
£164k
D£246,995
£247k
Source: HM Land Registry Price Paid, rolling 12 months.
New build mix
+66.7% premium147
3,819
New build · 3.7%Existing stock
Planning approval rate
92%approved
of 89 decided applicationsHull quarterly median price & volume
Median sale priceTransactions
Source: HM Land Registry Price Paid Data. Median computed across all registered transactions per period.
How Hull compares
Market
Median
YoY
12m txns
Hull
£130,000
0%
3,966
Yorkshire & Humber average
£200,000
+1.9%
—
UK average
£285,000
+1.4%
—
Development pipeline
Live planning activity in Hull
The Hull City Council pipeline carries one live commercial-scale application as of 12 May 2026. Reference 26/00466/COU at 9 Westbourne Avenue, Princes Avenue, HU5 3HN proposes a change of use from a single dwelling to an 8-bed HMO in the sui generis class, with replacement doors. The estimated end value sits at GBP 130,500 and the application status is pending consideration. The location matters: Princes Avenue and the surrounding HU5 grid sit a short walk from the university campus and have absorbed steady HMO conversion activity over the past three years. The thinness of the wider pipeline is not a softness signal so much as a structural reading of Hull's developer market. Approved applications across the twelve months prior stand at zero in the dataset, and the active pipeline carries 35 units against GBP 4.57m of estimated GDV in aggregate. That points to a market dominated by smaller landlords, owner-occupier extensions and HMO conversions rather than the multi-unit residential schemes that dominate council reports in Leeds or Sheffield. For brokers, the read is simple: most active Hull paper sits below the formal planning radar and runs on permitted development rights or sub-threshold refurbishments.
Top schemes by GDV in the pipeline
Notable pending applications
Pending26/00298/FULL
115
units
Hybrid application for a phased development comprising 1) the demolition of certain existing buildings and preparatory works 2) full detailed planning permission for the erection of 115 dwellings (C3), 363 sq m commercial and/or community uses (E and F2b,) the construction of a new river wall and river walkway, and associated access, parking, landscaping, and other infrastructure works. 3) outline planning permission with all matters reservedfor mixed use development comprising the erection of up to 735 dwellings, up to 1930 sq metres commercial and/or community uses (E and F2b), public open space, hard and soft landscaping, and other associated infrastructure and engineering works. (EIA development)
Pending26/00750/FULL
30
units
Change of use from hotel (use class C1) to form 30 bedroom house in multiple occupation (HMO) with detached self-contained building to rear containing a further 2 bedrooms (sui generis use)
Pending26/00319/LBC
36
units
Application for Listed Building Consent for internal and external alterations and amendments to the approved scheme (Refs: 21/01400/LBC and 21/01399/FULL), relating specifically to the West Warehouse, comprising 8 of the approved 36 residential units
Pending26/00679/FULL
15
units
Erection of 15 Dwellings with associated external works
Pending26/00422/FULL
25
units
Change of use of large HMO to 25 apartments (use class 3) including the erection of a first floor extension and external changes
Source: Hull City Council portal. GDV estimates use local sales medians by property type.
Sales activity
Recent Hull sold prices
Land Registry transactions across the twelve months to March 2026 cluster tightly. Recent trades include 132 Shinewater Park, HU7 3DN at GBP 165,000 and 1 Brockwell Park, HU7 3FH at GBP 235,000 for a detached, both in the HU7 postcode that has absorbed the steadiest family-home demand. The lower end stays accessible: 7 Exchange Street, HU5 1HB transacted at GBP 75,000 in late March, and 90 Sharp Street, HU5 2AB at GBP 65,000, both terraced freeholds with refurbishment runway. New build activity is real but slim, with 68 transactions across the year against 2,603 existing-stock sales and a 74.2% new-build premium that reflects scarcity rather than scale. The HU3, HU4 and HU8 corridors carry the bulk of volume in the GBP 120,000 to GBP 150,000 band, which is the band most relevant to refurbishment-and-rent investors running the maths against current senior debt costs.
Latest registered sales
Land Registry · 28 September 2026| Date | Address | Type | Tenure | Price |
|---|---|---|---|---|
30 July 2026 | 67, WELLESLEY AVENUE | T | F | £200,000 |
29 July 2026 | 30, BATTERSEA PARK | T | F | £218,000 |
28 July 2026 | APARTMENT 14 OLDROYD HOUSE, THE OLD SCHOOL, REYNOLDSON STREET | F | L | £120,000 |
27 July 2026 | 32, WEIGHTON GROVE | T | F | £84,500 |
27 July 2026 | 40, RIDGESTONE AVENUE | S | F | £195,000 |
27 July 2026 | 113, WAUDBY WAY | S | F | £174,250 |
26 July 2026 | 25, HEMBLE WAY | S | F | £151,500 |
24 July 2026 | 5, THE PADDOCK | T | F | £200,000 |
Hull is the only positive-movement submarket in the eastern Riding entering the back half of 2026.
For developers
What this means for Hull schemes
Hull rewards conversion-led, sub-GBP 10m strategies far more than ground-up GDV plays. The acquisition arithmetic is the lever: a terraced freehold bought at GBP 75,000 to GBP 95,000 in the HU3 or HU5 grids can take a refurbishment budget of GBP 40,000 to GBP 60,000 and exit at a market-tested GBP 150,000 to GBP 180,000, holding margin even with senior facilities priced at 9% to 12% per annum. Bridging finance from 0.65% per month suits short-cycle HMO conversions of the kind sitting in the current pipeline, with refinance to a buy-to-let term product on practical completion. Development-finance facilities at 65% to 70% loan to GDV remain viable for the small handful of operators running infill terraced schemes in the HU2 and HU3 wards, particularly where a parent block of three to six units fits inside a single GBP 1.5m to GBP 3m line. The constraint, as always in Hull, is exit comparables: senior lenders price valuation risk into terms when the postcode median sits below the construction cost of new build, and developers should expect to evidence rental coverage at the term stage.
Where we fund in Hull
Outlook
The next 12 months in Hull
Hull's second half rests on three observable variables: offshore-wind tier-two supply chain hiring around Alexandra Dock, university intake numbers feeding HMO demand into HU5 and HU6, and whether the Hull City Council pipeline thickens beyond the single live application now logged. A median at GBP 132,000 with a 1.5% year-on-year tailwind gives Hull a defensive footing that Beverley and Bridlington do not currently share. We expect transaction volume to hold near the 2,650 to 2,750 annual range through Q3, with HMO and small-block conversion finance taking a larger share of broker enquiries than ground-up development paper across the eastern Riding.
Planning a Hull scheme?
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Sources: HM Land Registry Price Paid Data (sold prices); Hull City Council planning portal (planning applications); ONS House Price Index (regional benchmarks). Report generated 20 May 2026 by Construction Capital's market intelligence team.
Methodology: Pending GDV is estimated by multiplying declared unit counts by local sales medians for the corresponding property type. Approval rate is the share of decided applications (last 12 months) granted permission. Sold-price changes are year-on-year comparisons of the median sale price. Pipeline activity refers to residential development applications only — household extensions, conditions variations, and other non-development applications are excluded. Construction Capital is a trading name of Lenzie Consulting Ltd. (08174104).