10 Kilton Court, Howdale Road, Hull, East Yorkshire, HU8 9FE

Property Overview

10 Kilton Court, Howdale Road, Hull, East Yorkshire, HU8 9FE. A vacant, purpose-built two-bedroom first-floor leasehold apartment requiring basic cosmetic refurbishment. The property includes communal gardens and an allocated rear parking space.

Accommodation

• Communal entrance with intercom-controlled access and mailboxes
• First-floor communal landing and entrance hallway with laminate flooring and storage
• L-shaped lounge with dining area, laminate flooring, uPVC window, French doors to a Juliet balcony and two storage heaters
• Kitchen with fitted shaker-style base units, work surfaces, stainless-steel sink/drainer, washing-machine plumbing and spaces for electric cooking appliance and freestanding fridge freezer
• Two bedrooms with laminate flooring, rear uPVC windows and electric convector heaters
• Bathroom with panel bath, low-flush WC, hand wash basin, heated towel rail, electric wall heater and extractor fan

Location

Situated just off Howdale Road, the property is positioned for local shops and amenities, with Sutton Village and its facilities nearby. The location also benefits from transport links around the City.

Tenure & Key Information

• Tenure: Leasehold
• We understand the lease to be 999 years from 1/1/1991; this should be verified via the legal pack.
• EPC: Current Rating C77
• Council Tax: Band A, payable to Kingston upon Hull City Council
• Heating: Electric heating, including storage heaters, electric convector heaters, an electric wall heater and kick-space fan heater
• Mains drainage, mains water and electricity are understood to be laid to the property.
• Windows are double glazed with uPVC framed sealed units.
• None of the services or associated appliances have been checked or tested.

Auction & Buyer Charges

• Guide Price: £55,000 (plus fees)
• Auction Date: 30 September 2026
• Auction Time: 1.00pm
• Buyer Premium: £1,200 (£1,000 plus VAT), payable in addition to the purchase price
• Administration Charge: 0.3% inc. VAT, subject to a minimum of £900 (£750 plus VAT), payable in addition to the purchase price
• Disbursements listed in the legal pack may become payable on completion. Special Conditions of Sale may include search fees, reimbursement of seller's costs, legal fees and transfer fees, amongst others.

Investment Analysis

HB estimate: the supplied five same-development leasehold flat sales range from £65,000 to £80,000, with an average of £75,300. Indicative GDV is estimated at £75,300, subject to differences in condition, size, lease terms and specification, none of which are supplied.

The £55,000 guide represents a £20,300 discount to this average before fees. The buyer premium and administration charge total at least £2,100, making the minimum stated acquisition cost at the guide £57,100 before any other costs.

The auctioneer estimates gross rental income of £675 to £725 pcm, depending on the level of refurbishment. This is not achieved or passing rent. HB gross yield estimates are approximately 10.8%–11.6% against the £75,300 GDV, excluding fees and works. A defensible maximum bid cannot be calculated without a target return, refurbishment allowance and full leasehold cost information.

Sold Comparables

HM Land Registry sold data supplied for same-development leasehold flats:

Property	Sold Price	Sold Date	Type	Tenure
23, Kilton Court, Hull, HU8 9FE	£80,000	29 June 2026	Flat/Maisonette	Leasehold
9, Kilton Court, Hull, HU8 9FE	£65,000	11 July 2025	Flat/Maisonette	Leasehold
22, Kilton Court, Hull, HU8 9FE	£72,500	21 February 2025	Flat/Maisonette	Leasehold
19, Kilton Court, Hull, HU8 9FE	£80,000	28 October 2022	Flat/Maisonette	Leasehold
20, Kilton Court, Hull, HU8 9FE	£79,000	30 August 2022	Flat/Maisonette	Leasehold

Rental Evidence

No rental comparables or achieved-rent evidence have been supplied. The auctioneer estimates that gross rental income of £675 to £725 pcm could be achieved, depending on the level of refurbishment. These are estimates and not achieved or passing rents.

Strategy & Risks

HB estimate: consider only after reviewing the legal pack, lease length, service charge, ground rent, restrictions and condition. Set a maximum bid only after quantifying refurbishment and leasehold costs.

• Refurbishment requirement and cost are not supplied; the quoted rent depends on the level of refurbishment.
• Rental figures are auctioneer estimates, not achieved or passing rents.
• No rental comparables are supplied.
• Lease length, service charge, ground rent and other leasehold liabilities are unknown.
• Buyer premium of £1,200 and administration charge of at least £900 are payable in addition to the purchase price.
• Comparable sales vary from £65,000 to £80,000, so condition and specification differences may materially affect value.