Table of Contents
More than just a city on England’s east coast, Hull, also referred to as Kingston upon Hull, is a dynamic, historically rich, reasonably priced location that is quietly drawing property investors.
Hull checks several boxes whether your goals are for a rental portfolio producing consistent passive income or long-term capital growth.
It is becoming a fantastic destination to live and invest in because of its blend of affordability, strong maritime legacy, and contemporary redevelopment initiatives.
Brief History of Hull
Let’s begin with the foundations: Hull has been around since the 12th century; first flourishing as a trading centre because of its advantageous location near the Humber Estuary and on the River Hull.
From the Hull Maritime Museum to the well-known fish trail, a whimsical self-guided tour dotted with fish sculptures across the city, its maritime origins run deep. You will notice hints of this everywhere.
Hull was vital during the English Civil War, and its port thereafter became central for commerce lines across England.
By now Hull’s past blends with modernity. Projects involving regeneration, such as the £25 million revamp at Queens Gardens, are fusing modern energy with past inspiration.
This means a property market for investors that gains from cultural pride and continuous development; typical house prices in this area are still somewhat modest compared to other UK cities.
Living in Hull
Truly, living in Hull cannot be appreciated enough. There is something for everyone. While young professionals are attracted to the fashionable Fruit Market district full of independent shops, galleries and fine dining, families prefer green areas like East Park (ideal for Sunday strolls).
If you’re a culture buff, there are many museums and attractions like the Streetlife Museum, Wilberforce House, and Ferens Art Gallery, which is open daily and showcases a mix of classic and modern works.
Hull is also incredibly well-connected. The city provides convenience together with lifestyle thanks to excellent transport links, quick access to the Humber Bridge, and close proximity to adjacent towns like Historic Beverley.
Hull’s vibrant lifestyle offerings appeal to a diverse range of tenants. Urban hotspots like St Stephen’s Shopping Centre, the Vue Cinema, and the city’s many charming coffee shops create a dynamic living experience for students, professionals, and families alike.
From a rental standpoint, this connection makes Hull a top choice for both professionals and students—especially considering colleges like Hull University and Hull College directly in the city.
Hull City Centre: A Waterfront City
Combining its rich maritime legacy with a modern, energetic lifestyle, Hull’s city centre is the throbbing core of this waterfront metropolis.
The Hull Marina, where former docks have been turned into a magnificent residential and recreational centre, is one of the most outstanding features here.
With waterfront views, great cuisine, and hip attractions like Humber Street, it’s not surprising this neighbourhood attracts families, businesses, and students equally.
Hull city core offers a great prospect for property investment. Given the rental demand in the city centre, the average home price there is roughly £130,000—much below the national average—an absolute value.
Particularly well-liked here are flats and apartments, which provide contemporary living quarters with excellent access to Princes Quay, cultural sites including the Hull Maritime Museum and Ferens Art Gallery, and high street stores as well as modern transport options.
Depending on the type of property and location, rental yields in the city centre usually fall between 6 and 8%; hence, for buy-to-let investors, Hull’s most profitable area is usually here.
Top Neighbourhoods in Hull to Consider for Buy-to-Let Property Investment
There are a variety of neighbourhoods in Hull, and each has its own possibilities for real estate investors. There’s one part solution that works for everyone, whether you’re trying to reach students, families or workers.
Let’s look more closely at some of the best places to live and see what their average home prices and renting yields are.
Avenues
£160,000 – £200,000
5 – 6%
One of Hull’s most sought-after residential neighbourhoods, Avenues boasts lovely Victorian terraces, tree-lined lanes, and close proximity to Princes Avenue, a centre for nightlife and dining. It’s particularly popular with young professionals and students from Hull University, which is just a short distance away.
Kingswood
£190,000 – £250,000
4.5 – 5.5%
Kingswood is a modern, purpose-built suburb to the north of Hull. With its great transport links, shopping centres, and family-friendly environment, it’s a favourite for families and professionals. The area has a mix of newer builds, including townhouses and detached homes.
Cottingham
£170,000 – £230,000
5 – 6%
Located just outside Hull, Cottingham is often considered a hidden gem for property investors. It’s a quiet village with a strong community feel, attracting families and retirees. Its proximity to Hull University also makes it a great spot for student rentals.
Victoria Dock
£150,000 – £210,000
5.5 – 6.5%
For waterfront views and a modern lifestyle, Victoria Dock stands out. Located just a stone’s throw from Hull City Centre, it offers contemporary flats and townhouses ideal for professionals and downsizers. The area’s proximity to the Fruit Market and the Marina is a significant draw.
Hessle
£180,000 – £240,000
4.5 – 5.5%
Hessle, located on the outskirts of Hull, is a charming suburb with easy access to the Humber Bridge and excellent local amenities. It’s particularly popular with families and commuters working in Hull or nearby towns.
Beverley Road
£120,000 – £180,000
6 – 7%
Beverley Road is a diverse neighbourhood with a mix of Victorian terraces, modern apartments, and family homes. It’s a popular area for student accommodation, thanks to its proximity to Hull University and the city centre.
East Hull
£90,000 – £130,000
6.5 – 7.5%
East Hull offers some of the most affordable properties in the city, making it a great choice for investors with a tighter budget. This area is popular with working-class families and first-time renters. The regeneration of parts of East Hull has also sparked interest in its investment potential.
Some Prime Properties in Hull to Consider for Your Next Investment
- Hull
Deposit
.
Yield
Property Price
.
- Hull
Deposit
.
Yield
Property Price
.
Education and Schools
Hull appeals to families and students because of its strong educational program. From highly regarded primary and secondary institutions to the esteemed University of Hull, the city offers outstanding opportunities for students of all backgrounds.
Hull is an excellent choice for families, offering high-quality primary schools in areas like Kingswood, Hessle, and the Avenues. Combined with family-friendly attractions such as The Deep Aquarium and the green spaces of the Yorkshire Wolds these factors contribute to the city’s reputation as a family-oriented community. It ensures steady demand for rental homes in suburban neighbourhoods.
Schools in Hull
There are many schools in Hull to cater to all types of students, such as private schools, academies and state schools. Hull Collegiate School, a private school with a great reputation, and Hymers College, known for its high academic standards, are two of the most sought-after schools.
For those looking at public education, schools like St Mary’s College and Malet Lambert School consistently receive high praise for their teaching standards and facilities.
For families moving to Hull, living near good schools often plays a key role in their decision-making. Families love neighbourhoods like Kingswood, Hessle, and the Avenues because of their close proximity to well regarded primary and secondary schools.
Furthermore well-known for its outstanding educational choices—including Beverley Grammar School—the East Riding area just beyond Hull is.
University of Hull
The University of Hull is a major educational and economic hub for the city. It has been in existence since 1927 and is one of the best universities in the UK. This has also helped the hall become known as a great place to go to college.
Every year, more than 16,000 students come to the school, and most of them are from other countries. This makes the city’s society even more dynamic and varied.
It is especially highly respected for disciplines such as renewable energy, marine biology, and creative writing and provides a wide spectrum of undergraduate and postgraduate courses.
Demand for rental properties in adjacent towns such as Cottingham, Beverley Road, and the Avenues is driven by the student population. Because of this, the institution is a big draw for real estate investors who want to make money off of the steady demand for student housing, especially one-bedroom apartments.
The university has a great academic reputation, and its site is also very beautiful. It has modern buildings, a lively student union, and cultural spaces like Middleton Hall.
Its closeness to Hull City Centre makes it more appealing to students by giving them easy access to services, fun, and good transportation.
Culture and Entertainment
Hull is packed with cultural and entertainment options that make it a great city for both residents and visitors. As property advisors, we’ve seen how Hull’s vibrant arts scene, outdoor spaces, and thriving markets attract a wide range of people, from students and young professionals to families and retirees.
Hull’s rich cultural landscape is a magnet for residents and visitors alike. Iconic attractions such as The Deep Aquarium, the Streetlife Museum of Transport, and the Museums Quarter not only highlight the city’s historical depth but also enhance its desirability for tenants.
Here’s a closer look at the top highlights, backed by the latest stats and local insights.
Hull Truck Theatre
The Hull Truck Theatre is a must-visit for anyone who loves live performance. This great venue, located just a stone’s throw from Queen Victoria Square, hosts over 400 productions a year, ranging from contemporary dramas to family-friendly shows. Young workers and students who love the creative spirit love living there because it is in the middle of everything.
Apartments in the city center are more desirable because they are closer to things to do, such as the Hull Truck Theatre. More than 70,000 people visit the theatre each year, meaning there is often high demand for tenants in the surrounding areas. This is especially true for those who like how easy it is to reach cultural events and nearby high-end restaurants.
Museums and Galleries
Hull is a haven for history buffs and art lovers alike, with many museums and galleries scattered across the city. The Ferens Art Gallery, which saw nearly 200,000 visitors in 2023, houses an impressive collection of artworks, while the Hull Maritime Museum celebrates the city’s rich seafaring history.
Families love the Streetlife Museum, which offers an interactive journey through Hull’s transport history.
Properties near cultural hubs like Old Town, Wilberforce House, and the Hull Maritime Museum are particularly sought-after by tenants who value the convenience of living close to Hull’s thriving arts and heritage scene.
We’ve also seen a surge in interest for homes near the newly redeveloped Queens Gardens, which combines culture with relaxing green spaces.
Music and Festivals
Hull’s music scene is buzzing, with venues like Humber Street hosting live music every week and attracting fans from across East Yorkshire. Festivals are also a big attraction.
The Independence Festival, which celebrates art, music and culture, attracts more than 140,000 people to the city each year. Hull is a vibrant place to live throughout the year due to its grassroots music scene, which is showcased at small events such as the Humber Street Sesh.
Areas like the Fruit Market and Princes Avenue are particularly popular with young renters who want to be close to Hull’s vibrant nightlife and festival venues. As advisors, we always note how these areas’ cultural energy translates to higher rental yields for investors.
Parks and Outdoor Activities
Hull has a lot of greenery. East Park has a sailing lake, a small zoo, and other fun things for children and nature lovers to do. It is one of the biggest parks in the area. The nearby Humber Bridge Country Park has quiet walking paths and beautiful views of the famous bridge.
Renters often choose apartments that are close to parks like East Park or the remodelled Queens Gardens. Properties in these places are popular with families and renters who want to live an active, outdoor life. As real estate agents, we often highlight these features when it comes to investing in a property.
Shopping Centres and Markets
There are both big-name names and small, boutique-like shops in Hull’s shopping district. Andrews Shopping Centre and Princes Quay are two of the city’s main shopping centres.
They have a wide range of shops, restaurants and entertainment options. In the Fruit Market area, you can get a more local experience as it is full of small shops and quirky stalls.
Tenants love living near these hubs. The city heart, especially the areas around Queen Victoria Square and Humber Street, is a popular place to rent for people who want to be close to shopping, dining, and cultural activities. Modern flats and good transportation links make these areas great places to invest in real estate.
Transport and Commuting in Hull
Hull’s transport links and ease of commuting make it a great place for residents and workers alike. As property advisors, we often emphasise how accessible Hull is, not just within the city but to nearby regions like East Yorkshire and beyond.
Hull’s connectivity extends beyond the city limits to the East Riding of Yorkshire and the scenic Yorkshire Wolds, making it an ideal base for professionals and families seeking accessibility and nature. The city’s transport network includes major roads, railways, and maritime services like P&O Ferries, ensuring seamless travel for residents.
These factors significantly impact tenant interest and rental values, particularly for professionals and students.
Transport Links
Hull is a conveniently located city with first-rate public transport. The city’s transit centre, Hull Paragon Interchange aggregates bus, train and coach services into one spot.
Trains run regularly between Hull and larger cities such as Leeds, York and Sheffield. It takes approximately 2.5 hours to reach London. There are reliable and frequent bus routes that pass through the city and surrounding towns such as Hessle, Cottingham and the East Riding area.
When travelling by car, Hull has easy access to the A63, which links to the M62 motorway and makes getting to other parts of Yorkshire and the North simple. Connectivity is even better now that the Humber Bridge connects Hull to cities and towns south of the river.
People who commute will really like living near the city heart, Kingswood, and Victoria Dock because of these great transportation links.
Commuting to Work
Commuting in Hull is straightforward, thanks to its compact layout and great transport links. Most people living in the city centre or nearby suburbs like the Avenues or Beverley Road can reach their workplace in under 30 minutes.
Professionals living in the city core would find Victoria Dock and Old Town perfect since they provide a short travel distance and proximity to businesses such restaurants and high-end boutiques.
For individuals who work outside Hull, homes in Hessle or Cottingham that have convenient access to important roads or rail stations—such as those—are quite sought for.
As property agents, we frequently point out how Hull is ideal for professionals because of its shorter commutes and lower cost of living than other cities.
Initiate a powerful sequence of your property growth and reinvestment.
Initiate a powerful sequence of your property growth and reinvestment.
Unleash how successful investors build wealth, reduce financial stress, and achieve financial freedom.
Cost of Living in Hull & Comparison with London
Hull is known for its affordability, with living costs significantly lower than many other UK cities, particularly London.
Recent statistics show that, including rent, Hull’s single person’s average monthly cost of living is about £1,518. The projected monthly expenses for a household of four range from £3,440.
These numbers cover utilities, food, transportation, and lodging.
When comparing Hull with their major UK cities like London, the cost differences are substantial.
To maintain the same standard of living, you would need around £6,709 in London compared to £3,200 in Hull, assuming you rent in both cities.
Here’s a comparison of key expenses between the two cities:
| Expense Category | Hull (£) | London (£) | Difference (%) |
|---|---|---|---|
| Rent (1-bed apt. city centre) | 603.4 | 2225.64 | +268.8 |
| Meal at an inexpensive restaurant | 14.5 | 25.83 | +78.1 |
| Monthly public transport pass | 70 | 160 | +128.6 |
| Utilities (monthly) | 134.52 | 207.22 | +54.0 |
This comparison highlights Hull’s cost-effectiveness, particularly in housing and daily expenses, making it an appealing choice for both residents and investors.
Cycling and Pedestrian-Friendly Areas
Hull is increasingly catering to cyclists and pedestrians, making it one of the more environmentally friendly cities in the UK. The city has approximately 240 kilometres of specially designed cycling lanes, with routes connecting key locations such as the city centre, Hull University and East Park.
Projects such as the recently completed Stoneferry Road Corridor Improvement Scheme have further improved walking and cycling routes.
Neighbourhoods like the Avenues and Kingswood are particularly pedestrian and cycle-friendly, with tree-lined streets, parks, and local amenities just a short distance away. For tenants who prioritise active travel, these areas are a major draw.
We’ve noticed an uptick in interest for properties that offer easy access to cycling routes or are within walking distance of major attractions, like the Hull Marina or Ferens Art Gallery.
Hull’s Property and Housing Market
Due to its affordability and potentially high rental yields, Hull’s property market is one of the most attractive in the UK. Whether your budget or requirement demands purchasing or renting, the city offers a wide selection of suitable options.
Average House Prices in Hull
Hull remains among the most reasonably priced cities in the United Kingdom, hence both first-time and seasoned investors find it appealing. Hull’s average property price as of late 2024 is over £130,000, much below the national average for the UK of £286,000.
Here’s a breakdown of property prices by type:
-
Apartments
Modern apartments in areas like Hull Marina or the city centre typically range from £100,000 to £180,000, depending on size and location. These are ideal for young professionals or students seeking a central lifestyle. -
Terraced Houses
For investors, properties in areas such as Beverley Road and East Hull are reasonably priced, starting from the £90,000s. Offering character and rental appeal, Victorian terraces in the Avenue area can run between £160,000 and £200,000. -
Semi-Detached Houses
Family-friendly homes in Kingswood and Hessle are priced between £180,000 and £250,000, offering more space and modern amenities. -
Detached Houses
High-end properties in areas like Cottingham or Victoria Dock are priced from £250,000 upwards, catering to families or professionals seeking larger homes with premium features.
Hull’s affordability, coupled with its strong rental demand, makes it a hot spot for buy-to-let investors. Property values should keep rising in the next years thanks to continuous redevelopment initiatives, especially in coastal districts and the city centre.
Renting in Hull
Renting in Hull is also somewhat affordable and draws especially, young professionals, and students. Hull’s average monthly rent is about £600. This was an increase from £566 in October 2023, a 8.5% rise.
One-bedroom flats start at £450 and larger family homes vary in cost depending on location and property type from £800 to £1,200.
Key rental property types include:
-
Student Accommodation
Smaller flats near Hull University and Beverley Road typically generate strong yields of 6–7%, with rents averaging £350–£450 per room. -
Waterfront Apartments
Properties near the Marina or Victoria Dock attract professionals, with rents averaging £600–£900, depending on size and views. -
Family Homes
Rents for semi-detached or detached houses in Kingswood and Cottingham range from £800-£1,200, appealing to families wanting access to modern amenities and good schools.
With over 16,000 students at the University of Hull and growing demand from professionals working in growing industries such as renewable energy, Hull’s rental market offers stability and excellent returns for investors.