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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: 82
Pipeline value (GDV): £120.7m

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

2,656 sales clearing across the type-mix

£80k

£80,000

£117k

£117,000

£160k

£160,000

£245k

£245,000

Source: HM Land Registry Price Paid, rolling 12 months.

New build mix

+42.3% premium

2,635

New build · 0.8%Existing stock

Planning approval rate

94%approved

of 16 decided applications

Hull 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

2,656

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

Pending26/00055/CONDET

214

units

Discharge of conditions 8,9,20,29,36,37 of approval ref. 19/01511/FULL - Full planning permission: - Residential development of Zone A for 214 homes; - Engineering works in respect of the aquagreen serving Riverside; - Engineering works and provision of public amenity access to the east bank of the River Hull; - Landscaping and place shaping in respect of the aquagreen and country park (in part); - Two points of access from Richmond Way to Development Zone A. Outline planning permission with all matters reserved: - Residential development of Zone B for up to 236 homes; - Landscaping and place shaping surrounding Development Zone B. (Revised description November 2023)

Pending26/00529/FULL

119

units

Erection of 119 dwellings, public open space, sustainable drainage solutions and associated infrastructure.

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)

Pending26/00057/CONDET

114

units

Discharge of condition 30 of approval ref. 19/01035/FULL - Erection of 114 dwellings with associated infrastructure and enclosure and landscaping and diversion of Public Right Of Way (2nd Revised description and designs)

Pending25/00860/CONDET

units

Partial Discharge of conditions 24 and 26 of approval 20/01488/FULL - Erection of 99 dwellings and associated provision of public open space, infrastructure and landscaping (Amended plans received)

Pending26/00704/S73

units

Application to vary condition 1(approved plans) of approval 21/01399/FULL To provide three self-contained units at ground-floor level, three at first-floor level and two at second-floor level. Removing the approved duplexes, at the West Warehouse Application Reference Number: 21/01399/FULL 1) Change of use from commercial and unused warehouses to 36 residential dwellings. 2) External alterations in connection with proposed conversion of the buildings.

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 · 11 August 2026

Date	Address	Type	Tenure	Price
24 June 2026	28, REDHILL PARK	F	L	£92,000
24 June 2026	104, NEEDLERS WAY	S	F	£132,000
24 June 2026	340, NORTH ROAD	T	F	£140,000
24 June 2026	69, CLAREMONT AVENUE	T	F	£175,000
23 June 2026	38, BISHOP ALCOCK ROAD	T	F	£170,000
23 June 2026	58, TAUNTON ROAD	T	F	£122,000
22 June 2026	45, SEGRAVE GROVE	T	F	£142,000
22 June 2026	9, VICTORIA SQUARE	T	F	£165,000

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.

Hull development finance

Term sheets for ground-up schemes — 65-70% LTGDV typical for Hull.

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Hull bridging finance

Auction, refurb and pre-planning bridge for Hull sites.

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Hull market hub

Full Hull location profile — services, sold data, and contacts.

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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.

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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).