The Lodge Valley Farm, Smook Hills Road, Hollym, East Yorkshire, HU19 2QQ

Property Overview

The Lodge Valley Farm, Smook Hills Road, Hollym, East Yorkshire, HU19 2QQ is a vacant, freehold six-bedroom farmhouse set within 5.84 acres. The property includes a main house, two annexes, extensive outbuildings, a paddock and woodland.

The supplied description identifies potential for multi-generational living, equestrian use or a home-based business. These are potential uses only and are subject to investigation and any necessary consents.

Accommodation

• Main House – Ground Floor: Living Room, Kitchen, Laundry Room, WC, Conservatory, Games Room/Bar, Garage, Storage Rooms, Workshop and Workshop Storage.
• Attached Annex: Additional Kitchen and Bathroom.
• Main House – First Floor: Three Bedrooms and Bathroom.
• Detached Annex – Ground Floor: Kitchen, Living Room, Lounge, Bedroom and Bathroom.
• Detached Annex – First Floor: Two Bedrooms.

Location

The Lodge Valley Farm is situated in a rural location south of Withernsea and north of Hollym, surrounded by open fields and within easy reach of the east coast.

Tenure & Key Information

• Tenure: Freehold.
• Occupancy: Vacant.
• EPC: Current Rating D63.
• Council Tax: East Riding of Yorkshire Council, Valuation Band C, based on verbal enquiry only.
• Parking: Ample off-street parking.
• Services: Mains water and electricity, including a three-phase electricity supply. Drainage is to a septic tank.
• None of the services or installations have been tested.

Auction & Buyer Charges

• Auction date: Wednesday 30/09/2026.
• Auction time: 1.00pm.
• Guide price: Not supplied.
• Buyer premium: £900 (£750 plus VAT), payable in addition to the purchase price.
• Administration charge: 0.3%, subject to a minimum of £900 (£750 plus VAT), payable in addition to the purchase price.
• Disbursements listed in the legal pack may be payable by the purchaser on completion.
• Special Conditions of Sale may refer to other charges, including search fees, reimbursement of seller’s costs, legal fees and transfer fees.

Investment Analysis

HB estimates: No estimated GDV, refurbishment cost, rent, gross yield or maximum bid has been supplied. These figures should not be inferred from the available evidence.

HB assessment is highly constrained. The property is a vacant six-bedroom freehold farmhouse, while all five supplied HM Land Registry sold comparables are freehold terraced properties in Kilton Court, Hull. They are not directly comparable by property type, location or bedroom count.

The supplied evidence does not include a guide price, rental evidence, condition information or suitable farmhouse comparables. No formal valuation is provided.

Sold Comparables

The following are supplied HM Land Registry sold data and are not considered directly comparable to the subject property.

Property	Sold Price	Sold Date	Type	Tenure
3, Kilton Court, Hull, HU8 9FE	£105,000	2024-07-30	Terraced	Freehold
5, Kilton Court, Hull, HU8 9FE	£108,500	2023-06-16	Terraced	Freehold
15, Kilton Court, Hull, HU8 9FE	£125,000	2020-10-23	Terraced	Freehold
24, Kilton Court, Hull, HU8 9FE	£109,000	2019-02-01	Terraced	Freehold
3, Kilton Court, Hull, HU8 9FE	£96,000	2018-09-21	Terraced	Freehold

The supplied sold prices range from £96,000 to £125,000, with a simple average of £108,700. This should not be treated as a reliable valuation for The Lodge Valley Farm.

Rental Evidence

No advertised rental evidence, passing rent or auctioneer estimated rent has been supplied. Rental income and yield cannot therefore be estimated from the available evidence. Any asking or estimated rent would not represent achieved or passing rent.

Strategy & Risks

HB estimate: Do not bid based on the supplied evidence alone. Obtain the legal pack, guide price, inspection and condition details, and genuinely comparable farmhouse sales before setting a maximum bid. Allow for the £900 buyer premium and the administration charge when calculating total acquisition cost.

• No guide price is supplied.
• The sold comparables are terraced houses in Hull and are not suitable direct comparables for a six-bedroom farmhouse in Hollym.
• No rental evidence or passing rent is supplied, so rental yield cannot be estimated.
• The property is vacant; occupancy and condition beyond this are not evidenced.
• The buyer premium of £900 and administration charge of 0.3%, subject to a £900 minimum, are payable in addition to the purchase price.
• No refurbishment scope or cost evidence is supplied.
• Services and installations have not been tested.