Where to Buy Property Investments in Hull: Yields of 8.4%
Hull's 12 postcodes produce gross rental yields up to 8.4%. The average sold price across the city is £131,323, which is 55.0% below the England average. Population reached 267,014 in the 2021 Census, a 4.14% increase from 2011.
The cheapest postcode, HU2 (City Centre, New Town), has an asking price of £101,526 and delivers a gross yield of 8.4%. That pairing of sub-£105,000 entry and above-8% returns makes Hull one of the lowest-cost, highest-yielding cities in Yorkshire for buy-to-let property. Eight of the 12 postcodes have sufficient rental market data to calculate yields, with the range spanning 5.3% to 8.4%. Four postcodes in Hull's suburban fringe (HU4, HU10, HU13, HU16) carry asking prices above £165,000 but lack published rental data.
This guide covers the City of Kingston upon Hull unitary authority (ONS code E06000010), a standalone local authority on the north bank of the Humber Estuary. The 12 postcodes span the city centre (HU1, HU2), inner residential areas (HU3 to HU9), and the western communities of Anlaby, Hessle, and Cottingham (HU10, HU13, HU16). Investors comparing alternatives in the region can also review York, Leeds, Bradford, and Doncaster. For more guides in this region, see our Yorkshire property investment hub.
Article updated: March 2026
Hull Buy-to-Let Market Overview 2026
Hull is the cheapest city in Yorkshire by average sold price and delivers some of the highest gross yields in the region.
- Average sold price: £131,323 (55.0% below England's £291,865)
- Asking price range: £101,526 (HU2) to £322,432 (HU10)
- Rental yields: 5.3% (HU7) to 8.4% (HU2) across 8 postcodes with rental data
- Rental income: Monthly rents from £615 (HU3) to £849 (HU5)
- Price per sq ft: House prices from £114/sq ft (HU3) to £238/sq ft (HU16)
- Market activity: Sales ranging from 3 per month (HU2) to 62 per month (HU5)
- Deposit requirements: 30% deposits range from £30,458 (HU2) to £96,730 (HU10)
- Affordability ratios: Property prices from 3.2 to 10.3 times Hull's median annual salary of £31,419
Contents
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by Robert Jones, Founder of Property Investments UK
With two decades in UK property, Rob has been investing in buy-to-let since 2005, and uses property data to develop tools for property market analysis.
Property Data Sources
Our location guide relies on diverse, authoritative datasets including:
- HM Land Registry UK House Price Index
- Ministry of Housing, Communities and Local Government
- Ordnance Survey Data Hub
- Propertydata.co.uk
We update our property data quarterly to ensure accuracy. Last update: March 2026. All data is presented as provided by our sources without adjustments or amendments.
Why Invest in Hull?
Hull's population of 267,014 makes it one of the larger unitary authorities in Yorkshire. The city grew 4.14% between the 2011 and 2021 Census (from 256,406), broadly in line with national trends.
Hull's economy has diversified significantly over the past two decades. Siemens Gamesa's wind turbine blade facility on the Alexandra Dock brought large-scale renewable energy manufacturing to the city. The Port of Hull remains one of the busiest on the Humber. The University of Hull supports a student population that feeds directly into the local rental market, and the C4DI hub on the waterfront anchors a growing digital and creative sector.
The median gross annual salary for Hull residents is £31,419. This is below both the Yorkshire and The Humber regional figure of £34,835 and the Great Britain median of £39,125. Hull's lower salary base contributes to the city's affordability for investors, keeping asking prices well below regional and national averages. The employment rate stands at 67.2%, with unemployment at 7.7%.
Hull Economic Summary
- Population: 267,014 (2021 Census). Growth of 4.14% from 2011.
- Median annual salary: £31,419 (local), £34,835 (Yorkshire and The Humber), £39,125 (Great Britain)
- Employment rate: 67.2% (local), 74.1% (Yorkshire and The Humber), 75.4% (Great Britain)
- Unemployment rate: 7.7% (local), 4.3% (Yorkshire and The Humber), 4.0% (Great Britain)
- Key employment sectors: Healthcare, renewable energy manufacturing, port and logistics, education, digital industries
Source: ONS Census 2021, Nomis Labour Market Profile (ASHE 2025)
Regeneration and Investment in Hull
Over £370m of confirmed investment is reshaping Hull's city centre and transport infrastructure. Three projects highlight the scale of current and planned regeneration.
- A63 Castle Street Improvement (In progress, £355m): National Highways is creating a grade-separated junction at Mytongate by lowering the A63 to form an underpass beneath Ferensway, with the scheme due to complete in spring 2026. The project improves port access and reconnects Hull's city centre to its waterfront and marina quarter. Updates at National Highways.
- East Bank Urban Village (Planning): A residential-led mixed-use scheme on a 9.5-hectare site east of the city centre, delivering approximately 850 new homes through a joint venture between ECF, Homes England and L&G. The project has secured £9.8m in Levelling Up funding, with a planning application expected in early 2026. Updates at Muse Places.
- Hull Community Diagnostic Centre (Complete, £18m): A state-of-the-art NHS diagnostic facility at Albion Square offering MRI, CT, X-ray and ultrasound services, with capacity for 150,000 additional tests per year. The centre opened in September 2025, bringing over 100 new jobs and serving as an anchor tenant for the wider Albion Square regeneration area. Updates at Humber and North Yorkshire Health and Care Partnership.
Hull Property Market Analysis
When was the last house price crash in Hull?
Hull's average sold price peaked at £92,333 in June 2007 and fell to £76,174 by April 2009, a decline of 17.5%. The Land Registry data for the City of Kingston upon Hull unitary authority runs from January 1995 to December 2025, covering 372 monthly readings. The worst annual change reading was -15.6%, recorded in April 2009.
England as a whole peaked at £183,883 in September 2007 and fell to £150,438 by March 2009, a decline of 18.2%. Yorkshire and The Humber peaked at £141,405 in October 2007 and dropped to £116,556 by March 2009, a decline of 17.6%. Hull's crash was marginally less severe in percentage terms than both the national and regional averages.
By property type, terraced houses fell hardest at 18.1% (from £84,980 to £69,583). Flats declined 17.5% (from £69,052 to £56,955). Semi-detached houses fell 16.7% (from £104,473 to £87,058). Detached houses were most resilient at 14.8% (from £158,407 to £134,929).
- 1995 to 2007 (The Boom): Hull started at £32,280 in January 1995 and rose to £92,333 by June 2007. Prices nearly tripled over 12 years, driven by nationwide house price inflation, cheap credit, and improving city centre amenities.
- 2008 to 2009 (The Financial Crisis): Peak of £92,333 (June 2007) to trough of £76,174 (April 2009). A decline of 17.5% over 22 months. The worst annual change was -15.6% in April 2009.
- 2010 to 2013 (Stagnation): Prices stalled in a narrow band. January 2010 stood at £84,765 and December 2013 at £82,214 (annual change of -0.5%). Hull saw virtually no recovery during this period, with prices remaining roughly 10% below the pre-crash peak.
- 2014 to 2016 (Recovery): Growth returned. June 2014: £84,557 (+2.7% annual). By June 2016, prices had reached £94,531 (+9.8% annual). Hull passed its pre-crash peak of £92,333 in May 2016 at £92,581. Recovery took nearly nine years.
- 2017 to 2019 (Pre-pandemic growth): Moderate growth continued. June 2017: £98,883 (+4.6%). December 2019: £103,653 (+0.1%). Momentum slowed towards the end of this period as the national market cooled.
- 2020 to 2022 (Pandemic surge): The stamp duty holiday and shifting demand patterns pushed prices sharply higher. June 2020: £106,341. June 2021: £115,837 (+8.9%). June 2022: £125,939 (+8.7%). Prices rose approximately 18.4% in two years.
- 2023 (Rate shock): June 2023: £123,684 (-1.8% annual). Hull saw a modest correction as interest rate rises cooled buyer demand.
- 2024 to 2025 (Current): Growth resumed. June 2024: £127,126 (+2.8%). December 2025: £131,323 (+1.8% annual).
Long-term growth summary:
- 5 years (2020 to 2025): 21.6% growth (£108,033 to £131,323)
- 10 years (2015 to 2025): 48.3% growth (£88,555 to £131,323)
- 15 years (2010 to 2025): 56.2% growth (£84,049 to £131,323)
- 20 years (2005 to 2025): 74.8% growth (£75,120 to £131,323)
- 30 years (1995 to 2025): 315.4% growth (£31,615 to £131,323)
Hull took nearly nine years to recover its pre-crash peak, the longest recovery period in these data. The current average of £131,323 sits 42.2% above the June 2007 peak. In 2007, Hull's price level had been built on over a decade of unbroken growth. The current price reflects a more varied trajectory, including the 2013 stagnation and the 2023 correction. Hull is also one of the cheapest places to buy a house in England, with its average sold price sitting at less than half the England figure.
Source: HM Land Registry House Price Index for City of Kingston Upon Hull, January 1995 to December 2025.
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View Property DealsSold House Prices in Hull
Hull's average sold price of £131,323 is 55.0% below the England average of £291,865 (December 2025, HM Land Registry). Every property type in Hull sits at a significant discount to the national average. The biggest gap is in flats, where Hull's average of £77,587 is 64.6% below England's £219,340. Terraced houses are 50.6% below, detached houses 49.4% below, and semi-detached houses 46.5% below.
| Property Type | Hull Average | England Average | Difference |
|---|---|---|---|
| Detached houses | £238,883 | £471,667 | -£232,784 (-49.4%) |
| Semi-detached houses | £154,571 | £289,135 | -£134,564 (-46.5%) |
| Terraced houses | £120,913 | £244,830 | -£123,917 (-50.6%) |
| Flats and maisonettes | £77,587 | £219,340 | -£141,753 (-64.6%) |
| All property types | £131,323 | £291,865 | -£160,542 (-55.0%) |
Detached houses in Hull average £238,883, a £232,784 saving over the England average. The detached stock is concentrated in the western suburbs of Kirk Ella (HU10), Hessle (HU13), and Cottingham (HU16), where asking prices range from £241,953 to £322,432. These areas account for the upper tier of Hull's property market.
Semi-detached houses at £154,571 form the mid-market core. Semis are common across HU4 (Anlaby Park), HU6 (University), and HU7 (Kingswood), providing family housing in established residential areas.
Terraced houses at £120,913 are where much of Hull's buy-to-let activity concentrates. The inner postcodes (HU1, HU2, HU3, HU5, HU9) are dominated by terraced streets. The sub-£130,000 asking prices in these areas are what produce the highest yields in the city.
Flats at £77,587 carry the deepest discount at 64.6% below England. Hull's flat market is relatively small compared to larger cities. City centre apartments in HU1 and HU2 make up the bulk of flat transactions, with supply constrained by the city's predominantly terraced housing stock.
Property Data Sources
Our location guide relies on diverse, authoritative datasets including:
- HM Land Registry UK House Price Index
- Ministry of Housing, Communities and Local Government
- Ordnance Survey Data Hub
- Propertydata.co.uk
We update our property data quarterly to ensure accuracy. Last update: March 2026. All data is presented as provided by our sources without adjustments or amendments.
Price Per Square Foot in Hull
At £114 per square foot, HU3 (Spring Bank, Hessle Road) is the cheapest postcode in Hull for floor area. HU16 (Cottingham) sits at the top at £238. Price per square foot strips out the effect of property size, showing what investors pay per unit of space. A lower figure means more square footage per pound invested. All 12 Hull postcodes have price per square foot data.
| Rank | Area | Price per sq ft |
|---|---|---|
| 1 | HU3 (Spring Bank, Hessle Road) | £114 |
| 2 | HU2 (City Centre, New Town) | £122 |
| 3 | HU9 (Drypool, Marfleet) | £142 |
| 4 | HU5 (The Avenues, Newland Park) | £157 |
| 5 | HU8 (Holderness Road, Longhill) | £157 |
| 6 | HU6 (University, Orchard Park) | £159 |
| 7 | HU4 (Anlaby Park, Gypsyville) | £181 |
| 8 | HU7 (Kingswood, Sutton-on-Hull) | £191 |
| 9 | HU13 (Hessle) | £217 |
| 10 | HU1 (City Centre) | £220 |
| 11 | HU10 (Anlaby, Kirk Ella) | £237 |
| 12 | HU16 (Cottingham) | £238 |
The cheapest per-square-foot areas overlap with Hull's highest-yielding postcodes. HU3 at £114/sq ft and HU2 at £122/sq ft both sit in the inner city where terraced housing dominates. HU9 at £142/sq ft is the third cheapest and also delivers a 7.2% gross yield. The pattern is consistent: the postcodes offering the most space per pound also produce the strongest rental returns.
HU1 (City Centre) breaks the pattern at £220/sq ft despite low asking prices. This reflects the city centre's flat-heavy housing mix. Flats typically cost more per square foot than terraced houses because the properties themselves are smaller, pushing the price-per-unit-area up even when total purchase prices remain low.
For Sale Asking Prices in Hull
A gap of £220,906 separates Hull's cheapest and most expensive postcodes. The mean asking price across all 12 postcodes is £172,613, running from £101,526 in HU2 (City Centre, New Town) to £322,432 in HU10 (Anlaby, Kirk Ella). That spread is the defining feature of Hull's property market. The city splits clearly into two tiers: an affordable inner core below £155,000 and a suburban ring above £240,000.
| Rank | Area | Asking Price |
|---|---|---|
| 1 | HU2 (City Centre, New Town) | £101,526 |
| 2 | HU1 (City Centre) | £118,395 |
| 3 | HU3 (Spring Bank, Hessle Road) | £118,409 |
| 4 | HU9 (Drypool, Marfleet) | £125,051 |
| 5 | HU5 (The Avenues, Newland Park) | £137,294 |
| 6 | HU6 (University, Orchard Park) | £150,593 |
| 7 | HU8 (Holderness Road, Longhill) | £153,042 |
| 8 | HU4 (Anlaby Park, Gypsyville) | £166,490 |
| 9 | HU7 (Kingswood, Sutton-on-Hull) | £182,274 |
| 10 | HU13 (Hessle) | £241,953 |
| 11 | HU16 (Cottingham) | £253,894 |
| 12 | HU10 (Anlaby, Kirk Ella) | £322,432 |
Four postcodes sit below £130,000: HU2, HU1, HU3, and HU9. These inner-city areas are dominated by terraced housing and represent the most accessible entry points in Hull. For investors looking at below market value properties, these postcodes consistently sit well under the regional and national averages. The terraced stock in these areas also produces a steady flow of renovation projects at sub-£100,000 prices.
The suburban ring tells a different story. HU13 (Hessle) at £241,953, HU16 (Cottingham) at £253,894, and HU10 (Anlaby, Kirk Ella) at £322,432 are each over £240,000. These are owner-occupier suburbs with larger detached and semi-detached homes. None of the three has sufficient rental data to calculate a yield, which limits the buy-to-let analysis for the upper end of the market.
House Price Growth in Hull
The cheapest postcodes grew fastest. HU9 (Drypool, Marfleet), with an asking price of £125,051, delivered 29.0% five-year growth. HU10 (Anlaby, Kirk Ella), the most expensive at £322,432, managed just 1.6%. The inverse relationship between entry price and capital growth runs consistently through Hull's data.
| Area | 1 Year | 3 Years | 5 Years |
|---|---|---|---|
| HU9 (Drypool, Marfleet) | 9.1% | 4.1% | 29.0% |
| HU1 (City Centre) | -4.5% | -20.9% | 26.9% |
| HU6 (University, Orchard Park) | 2.1% | -1.4% | 24.3% |
| HU2 (City Centre, New Town) | 0.0% | -4.8% | 20.5% |
| HU4 (Anlaby Park, Gypsyville) | 6.1% | 10.9% | 19.6% |
| HU13 (Hessle) | 2.2% | 2.4% | 16.0% |
| HU8 (Holderness Road, Longhill) | -0.2% | 3.4% | 14.8% |
| HU5 (The Avenues, Newland Park) | -2.7% | 3.2% | 14.1% |
| HU16 (Cottingham) | 0.8% | 4.6% | 13.4% |
| HU3 (Spring Bank, Hessle Road) | -0.3% | 3.3% | 13.1% |
| HU7 (Kingswood, Sutton-on-Hull) | 5.0% | 2.4% | 13.1% |
| HU10 (Anlaby, Kirk Ella) | 1.2% | -4.5% | 1.6% |
HU9 (Drypool, Marfleet) leads on both one-year and five-year growth. Its 9.1% one-year figure is 50% above the next highest (HU4 at 6.1%). At an asking price of £125,051, it also delivers a 7.2% gross yield, making it the postcode where growth and yield data converge most strongly.
HU1's -20.9% three-year change stands out. With only 4 sales per month, HU1 is one of Hull's two lowest-volume postcodes (alongside HU2 at 3). Small transaction counts produce volatile growth readings. A single unusual sale can shift the average significantly. The five-year figure of 26.9% suggests the three-year drop is a short-term distortion rather than a structural decline.
HU10 at 1.6% five-year growth is Hull's weakest performer. This is the city's most expensive postcode at £322,432. The premium suburban areas of Kirk Ella and Anlaby have seen minimal price appreciation. The owner-occupier market here operates on a different cycle to the inner postcodes, with less price volatility in both directions.
Monthly Property Sales in Hull
Sales volume and turnover data reveal which postcodes have the most liquid property markets. HU5 (The Avenues, Newland Park) records the highest volume at 62 sales per month, while HU7 (Kingswood, Sutton-on-Hull) has the highest turnover at 95%. These two postcodes together account for more than a third of all monthly transactions across Hull's 12 postcodes.
| Area | Sales per month | Turnover | Asking Price |
|---|---|---|---|
| HU5 (The Avenues, Newland Park) | 62 | 64% | £137,294 |
| HU7 (Kingswood, Sutton-on-Hull) | 48 | 95% | £182,274 |
| HU9 (Drypool, Marfleet) | 31 | 40% | £125,051 |
| HU10 (Anlaby, Kirk Ella) | 24 | 62% | £322,432 |
| HU16 (Cottingham) | 24 | 28% | £253,894 |
| HU3 (Spring Bank, Hessle Road) | 23 | 33% | £118,409 |
| HU4 (Anlaby Park, Gypsyville) | 23 | 27% | £166,490 |
| HU6 (University, Orchard Park) | 22 | 23% | £150,593 |
| HU8 (Holderness Road, Longhill) | 21 | 16% | £153,042 |
| HU13 (Hessle) | 18 | 16% | £241,953 |
| HU1 (City Centre) | 4 | 3% | £118,395 |
| HU2 (City Centre, New Town) | 3 | 12% | £101,526 |
HU7's 95% turnover rate is the highest in Hull and points to a market driven by newer housing stock. The Kingswood estate dominates this postcode, with relatively modern family housing that transacts frequently. Paired with 48 sales per month, HU7 is Hull's most active suburban market.
HU1 and HU2 at 4 and 3 sales per month respectively are the city's thinnest markets. Both are city centre postcodes with small housing stocks. Growth data, yield calculations, and asking price averages for these postcodes are based on very small sample sizes. The data is still worth examining, but it carries more variability than postcodes with 20 or more sales per month.
Property Data Sources
Our location guide relies on diverse, authoritative datasets including:
- HM Land Registry UK House Price Index
- Ministry of Housing, Communities and Local Government
- Ordnance Survey Data Hub
- Propertydata.co.uk
We update our property data quarterly to ensure accuracy. Last update: March 2026. All data is presented as provided by our sources without adjustments or amendments.
Hull Rental Market Analysis
For investors weighing up whether rental property is a worthwhile investment in Hull, the data below breaks down average monthly rents and gross rental yields across the city's postcodes.
Eight of Hull's 12 postcodes have published rental data, with monthly rents ranging from £615 to £849 and yields from 5.3% to 8.4%. If you are looking to build a property portfolio in Yorkshire, Hull's rental data covers the core urban area where the majority of tenanted properties sit.
Average Rent & Gross Rental Yields in Hull
Hull's gross rental yields range from 5.3% in HU7 (Kingswood, Sutton-on-Hull) to 8.4% in HU2 (City Centre, New Town). Eight postcodes have sufficient rental data. The four suburban postcodes (HU4, HU10, HU13, HU16) do not have enough rental market data to calculate yields. The table below ranks all 12 postcodes by gross yield where available.
| Area | Rent (monthly) | Asking Price | Gross Yield |
|---|---|---|---|
| HU2 (City Centre, New Town) | £708 | £101,526 | 8.4% |
| HU1 (City Centre) | £756 | £118,395 | 7.7% |
| HU5 (The Avenues, Newland Park) | £849 | £137,294 | 7.4% |
| HU9 (Drypool, Marfleet) | £755 | £125,051 | 7.2% |
| HU6 (University, Orchard Park) | £843 | £150,593 | 6.7% |
| HU3 (Spring Bank, Hessle Road) | £615 | £118,409 | 6.2% |
| HU8 (Holderness Road, Longhill) | £687 | £153,042 | 5.4% |
| HU7 (Kingswood, Sutton-on-Hull) | £802 | £182,274 | 5.3% |
| HU4 (Anlaby Park, Gypsyville) | Not enough data | £166,490 | Not enough data |
| HU10 (Anlaby, Kirk Ella) | Not enough data | £322,432 | Not enough data |
| HU13 (Hessle) | Not enough data | £241,953 | Not enough data |
| HU16 (Cottingham) | Not enough data | £253,894 | Not enough data |
HU2 and HU1 top the yield table at 8.4% and 7.7% respectively. Both are city centre postcodes with asking prices under £120,000. The high yields are a function of low entry prices rather than exceptional rents. HU2's rent of £708 is below the Hull average, but against an asking price of just £101,526 it produces the city's highest return. Both postcodes have low sales volumes (3 and 4 per month), which is worth considering alongside the yield data.
HU5 (The Avenues, Newland Park) produces the highest rent at £849 per month and a 7.4% yield. This postcode sits near the University of Hull and attracts a mix of students and young professionals. It also has the highest sales volume in the city at 62 per month, providing a deeper dataset to support the rental figures.
HU7 and HU8 anchor the lower end of the yield range at 5.3% and 5.4%. These are suburban postcodes with higher asking prices (£182,274 and £153,042). The rents of £802 and £687 are solid in absolute terms, but the higher purchase prices compress the gross yield calculation. For investors who want to understand how yield is calculated, see our rental yield guide.
Is Hull Rent High?
The median gross weekly salary in Hull is £604.20, which equates to £2,618 per month or £31,419 per year. This is below the Yorkshire and The Humber regional median of £669.90 per week and the Great Britain median of £752.40 per week. Data from the Nomis Labour Market Profile (ASHE 2025).
Hull's rents consume between 23.5% and 32.4% of gross monthly income across the 8 postcodes with rental data. These figures sit within a range that typically sustains tenant demand without pricing renters out of the market. Four postcodes lack rental data and cannot be calculated.
| Rank | Area | Rent as % of Income |
|---|---|---|
| 1 | HU5 (The Avenues, Newland Park) | 32.4% |
| 2 | HU6 (University, Orchard Park) | 32.2% |
| 3 | HU7 (Kingswood, Sutton-on-Hull) | 30.6% |
| 4 | HU1 (City Centre) | 28.9% |
| 5 | HU9 (Drypool, Marfleet) | 28.8% |
| 6 | HU2 (City Centre, New Town) | 27.0% |
| 7 | HU8 (Holderness Road, Longhill) | 26.3% |
| 8 | HU3 (Spring Bank, Hessle Road) | 23.5% |
| — | HU4 (Anlaby Park, Gypsyville) | Not enough data |
| — | HU10 (Anlaby, Kirk Ella) | Not enough data |
| — | HU13 (Hessle) | Not enough data |
| — | HU16 (Cottingham) | Not enough data |
HU5 and HU6 sit at the top of the table at 32.4% and 32.2%. Both postcodes are near the University of Hull. HU5 commands the highest monthly rent in the city at £849, driven by demand from students and young professionals in The Avenues area. HU6 at £843 sits just behind. The rents in these postcodes reflect proximity to university and hospital employment.
HU3 at 23.5% is the lowest rent-to-income ratio in Hull. Its £615 monthly rent is the cheapest across all eight postcodes with data. This lower rent figure also produces a more modest 6.2% yield, despite HU3 having one of the lowest asking prices in the city (£118,409).
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Are House Prices High? Price-to-Earnings Ratios
Purchasing a property in Hull requires between 3.2 and 10.3 times the median annual salary. This is based on the Nomis Labour Market Profile for Hull showing the median gross annual income for Hull residents is £31,419. The England benchmark price-to-earnings ratio is 7.5 (based on the England average sold price of £291,865 and the Great Britain median salary of £39,125). Nine of Hull's 12 postcodes sit below this national benchmark.
| Rank | Area | Price-to-Earnings Ratio |
|---|---|---|
| 1 | HU2 (City Centre, New Town) | 3.2 |
| 2 | HU1 (City Centre) | 3.8 |
| 3 | HU3 (Spring Bank, Hessle Road) | 3.8 |
| 4 | HU9 (Drypool, Marfleet) | 4.0 |
| 5 | HU5 (The Avenues, Newland Park) | 4.4 |
| 6 | HU6 (University, Orchard Park) | 4.8 |
| 7 | HU8 (Holderness Road, Longhill) | 4.9 |
| 8 | HU4 (Anlaby Park, Gypsyville) | 5.3 |
| 9 | HU7 (Kingswood, Sutton-on-Hull) | 5.8 |
| 10 | HU13 (Hessle) | 7.7 |
| 11 | HU16 (Cottingham) | 8.1 |
| 12 | HU10 (Anlaby, Kirk Ella) | 10.3 |
Hull's inner postcodes are among the most affordable in England by this measure. HU2 at 3.2 times earnings, HU1 and HU3 at 3.8, and HU9 at 4.0 all sit well below even the most affordable national benchmarks. A price-to-earnings ratio below 5.0 generally indicates strong local affordability, and seven Hull postcodes fall into this bracket.
Only three postcodes exceed the England benchmark of 7.5. HU13 (Hessle) at 7.7, HU16 (Cottingham) at 8.1, and HU10 (Anlaby, Kirk Ella) at 10.3 are the suburban areas where prices outstrip local earning power. These are communities where buyers tend to commute to higher-paid roles outside the immediate Hull economy.
Deposit Requirements in Hull
The table below calculates a 30% deposit for each Hull postcode based on current asking prices. Deposits range from £30,458 in HU2 (City Centre, New Town) to £96,730 in HU10 (Anlaby, Kirk Ella). Eight of Hull's 12 postcodes require a deposit under £50,000. For a full breakdown of purchasing costs beyond the deposit, see our buy-to-let costs guide and stamp duty calculator.
| Rank | Area | 30% Deposit Required |
|---|---|---|
| 1 | HU2 (City Centre, New Town) | £30,458 |
| 2 | HU1 (City Centre) | £35,519 |
| 3 | HU3 (Spring Bank, Hessle Road) | £35,523 |
| 4 | HU9 (Drypool, Marfleet) | £37,515 |
| 5 | HU5 (The Avenues, Newland Park) | £41,188 |
| 6 | HU6 (University, Orchard Park) | £45,178 |
| 7 | HU8 (Holderness Road, Longhill) | £45,913 |
| 8 | HU4 (Anlaby Park, Gypsyville) | £49,947 |
| 9 | HU7 (Kingswood, Sutton-on-Hull) | £54,682 |
| 10 | HU13 (Hessle) | £72,586 |
| 11 | HU16 (Cottingham) | £76,168 |
| 12 | HU10 (Anlaby, Kirk Ella) | £96,730 |
The difference between Hull's cheapest and most expensive deposit is £66,272. An investor entering HU2 at £30,458 commits less than a third of what HU10 requires. Between HU2 (£30,458) and HU9 (£37,515), there is just £7,057 separating the cheapest and fourth-cheapest deposits, yet these two postcodes yield 8.4% and 7.2% respectively. For investors exploring routes that reduce upfront capital, our guide to buy-to-let with no deposit covers alternative strategies.
What the Hull Data Tells Buy-to-Let Investors
Hull's highest yields sit in the inner postcodes: HU2 at 8.4%, HU1 at 7.7%, HU5 at 7.4%, and HU9 at 7.2%. All four have asking prices below £138,000 and 30% deposits under £42,000. HU5's proximity to the University of Hull supports a rental market driven by students and young professionals, reflected in its £849 monthly rent and 62 sales per month. Investors looking at investment property in northern cities will find Hull's inner postcodes among the most affordable entry points in Yorkshire.
HU9 (Drypool, Marfleet) stands out in the growth data with 29.0% over five years, the highest of any Hull postcode. It also posts the strongest one-year growth at 9.1%. At a 7.2% yield, HU9 is the postcode where yield and capital growth data converge. The £125,051 asking price and 31 sales per month provide a more substantial transaction base than the two city centre postcodes. For off-market property in Hull, the inner postcodes typically produce the highest number of opportunities.
Four postcodes (HU4, HU10, HU13, HU16) have no published rental data. These suburban areas command asking prices from £166,490 to £322,432. HU10 at £322,432 is more than three times the cheapest postcode and recorded just 1.6% five-year growth. HU1 and HU2, while delivering the highest yields, transact only 4 and 3 properties per month. Growth figures for these postcodes carry higher variability due to small sample sizes. At Hull's price levels, some investors also source stock through repossessed property channels.
Hull City Council operates licensing requirements for certain property types. Investors buying in areas with high proportions of private rented housing may need to check whether their property falls within a designated licensing area.
How Hull Compares
Hull's mean asking price of £172,613 is the lowest of the five Yorkshire cities compared below. The next cheapest is Doncaster at £215,244, over £42,000 higher. Bradford records the highest top yield at 11.7% from a single postcode (BD1), followed by Leeds at 9.6% and Hull at 8.4%. The table uses mean asking prices (the simple average of all postcode asking prices within each city), mean monthly rent, and the top single-postcode gross yield.
| Location | Mean Asking Price | Mean Monthly Rent | Top Gross Yield |
|---|---|---|---|
| Hull | £172,613 | £752 | 8.4% |
| Doncaster | £215,244 | £820 | 5.6% |
| Bradford | £219,292 | £828 | 11.7% |
| Leeds | £284,654 | £1,118 | 9.6% |
| York | £362,627 | £1,341 | 5.5% |
Hull is the clear affordability leader in this group. Its mean asking price is 20% below Doncaster and Bradford, 39% below Leeds, and 52% below York. The mean rent of £752 is the lowest of the five, reflecting the lower salary base and property values. Bradford's 11.7% top yield comes from a single city centre postcode (BD1) and may reflect a small sample. Hull's 8.4% from HU2 is the third highest top yield across the five cities.
For detailed postcode-level data on the comparison locations, see our guides to Bradford, Doncaster, Leeds, and York. To see how all locations rank nationally, visit our best buy-to-let locations guide.
Frequently Asked Questions
What are the main areas in Hull for property investment?
Hull's 12 postcodes divide into three distinct investment zones: city centre, inner suburbs, and western suburbs. The city centre (HU1, HU2) has the lowest asking prices (£101,526 and £118,395) and the highest yields (8.4% and 7.7%), but very low transaction volumes (3 and 4 sales per month). The inner suburbs (HU3 to HU9) offer a range of housing types with asking prices from £118,409 to £182,274 and yields between 5.3% and 7.4%. These postcodes have stronger sales volumes, with HU5 at 62 per month.
The western suburbs (HU10, HU13, HU16) are predominantly owner-occupier territory with asking prices above £240,000 and no published rental data.
Is Hull a good place to invest in property?
Hull sits 55.0% below the England average sold price, with gross yields reaching 8.4% and 30% deposits starting from £30,458. The median annual salary of £31,419 is below both the regional (£34,835) and national (£39,125) figures, which contributes to the low asking prices. Hull's employment rate is 67.2% with unemployment at 7.7%.
Five-year growth across the postcodes ranges from 1.6% to 29.0%. The city has ongoing regeneration investment including the £355m A63 Castle Street scheme and the planned 850-home East Bank Urban Village. Eight of the 12 postcodes have rental data, while four suburban postcodes do not.
How does Hull compare to Leeds and York for buy-to-let?
Hull's mean asking price of £172,613 is 39% below Leeds (£284,654) and 52% below York (£362,627). Bradford records the highest top yield in the Yorkshire comparison at 11.7%, followed by Leeds at 9.6% and Hull at 8.4%. York's top yield is 5.5%. Mean monthly rents are £752 in Hull, £1,118 in Leeds, and £1,341 in York.
Hull's price-to-earnings ratios start at 3.2, compared to higher multiples in both Leeds and York where property prices outpace local salary levels by a wider margin. The three cities serve different investor profiles based on budget, target rent levels, and growth expectations.
What has happened to Hull house prices over the past decade?
Hull's average sold price rose 48.3% over 10 years, from £88,555 in December 2015 to £131,323 in December 2025. The trajectory included a sharp pandemic surge (2020 to 2022, with annual growth hitting 8.9% in June 2021), a brief correction in 2023 (-1.8% annual change in June 2023), and a recovery through 2024 and 2025. Hull took nearly nine years to recover its pre-2008 crash peak, finally passing £92,333 in May 2016. Over 30 years (1995 to 2025), prices have grown 315.4% from £31,615 to £131,323.
Does the University of Hull affect the rental market?
HU5 and HU6, the postcodes closest to the University of Hull, record the two highest monthly rents in the city at £849 and £843. HU5 (The Avenues, Newland Park), which borders the university, also has the highest sales volume at 62 per month. HU6 delivers a 6.7% gross yield. The student rental market in Hull typically concentrates in HU5 and HU6, with some spillover into HU3.
For more on student property as an investment, see our guide to purpose-built student accommodation. Investors considering HMO property in Hull will find these postcodes have the highest proportion of shared housing. The rent-to-buy model is another route some investors explore in lower-priced markets like Hull.
What is the average rent in Hull?
Monthly rents across Hull's eight postcodes with rental data range from £615 in HU3 to £849 in HU5, with a mean of £752. The highest rents sit near the University of Hull: HU5 (The Avenues, Newland Park) at £849 and HU6 (University, Orchard Park) at £843. City centre postcodes HU1 and HU2 record rents of £756 and £708 respectively. Four suburban postcodes (HU4, HU10, HU13, HU16) do not have sufficient rental market data to report.