Local market reports › HU area › HU16
Hull market report HU16, Cottingham
The HU16 (Hull) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 9,439 HM Land Registry entries for HU16 (Cottingham), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Covers registered sales to July 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the middle 2026 sale in HU16 (Cottingham) came in at £240,000, out of 103 registered, up 7% on five years earlier, and the mean stands at £271,300, and by floor area homes here have averaged about £2,560 per square metre over the last five years. The record behind it is 9,439 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
HU16 is the postcode district covering Hull, Cottingham, Eppleworth in Cottingham. Districts are a practical way to slice a market: small enough to mean something locally, big enough to have a steady flow of sales to measure.
Where HU16 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
What buyers actually paid in HU16
The HU16 median stands at £240,000 for 2026, built from 103 registered sales; the mean, the figure usually quoted as the "average house price", is £271,300, somewhat above it, as happens wherever a market carries an expensive tail.
House prices per square metre in HU16
By floor space, homes in HU16 have sold for about £2,560 per square metre on average over the last five years: the like-for-like measure that lets you compare a small flat with a large house, from the Energy Performance Certificate floor areas behind each sale.
For scale: the England and Wales median is £285,000, so HU16 trades 16% below the country as a whole.
HU16's median sold price, 1995 to 2026
Two lines: the median in the money of its day, and the same years restated by ONS CPIH into today's money, which is the truer test of getting dearer. Hover for exact figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £240,000 | £240,000 | 103 |
| 2025 | £245,000 | £250,859 | 309 |
| 2024 | £250,000 | £265,801 | 290 |
| 2023 | £247,000 | £271,393 | 304 |
| 2022 | £240,000 | £281,427 | 394 |
| 2021 | £225,000 | £284,879 | 479 |
| 2020 | £220,000 | £285,455 | 327 |
| 2019 | £200,600 | £262,939 | 316 |
| 2018 | £189,700 | £252,874 | 311 |
| 2017 | £190,000 | £259,141 | 315 |
| 2016 | £185,000 | £258,817 | 290 |
| 2015 | £178,800 | £252,644 | 294 |
| 2014 | £167,200 | £237,202 | 330 |
| 2013 | £163,000 | £234,541 | 282 |
| 2012 | £156,000 | £229,613 | 207 |
| 2011 | £150,000 | £226,442 | 228 |
| 2010 | £156,200 | £244,962 | 198 |
| 2009 | £155,000 | £249,164 | 196 |
| 2008 | £155,000 | £254,078 | 165 |
| 2007 | £166,500 | £282,430 | 330 |
| 2006 | £152,000 | £263,853 | 341 |
| 2005 | £145,000 | £258,042 | 264 |
| 2004 | £145,000 | £263,348 | 345 |
| 2003 | £118,000 | £217,385 | 350 |
| 2002 | £90,000 | £169,334 | 321 |
| 2001 | £71,000 | £136,494 | 340 |
| 2000 | £66,000 | £129,525 | 313 |
| 1999 | £65,000 | £129,542 | 308 |
| 1998 | £60,000 | £121,114 | 285 |
| 1997 | £64,000 | £131,251 | 299 |
| 1996 | £60,000 | £126,537 | 327 |
| 1995 | £60,000 | £130,431 | 278 |
In cash terms the typical HU16 home went from £60,000 in 1995 to £240,000 in 2026, roughly 4 times the price. Even after inflation that is a real rise of about 84%: homes here genuinely became dearer, not merely more expensive on paper. The real-terms peak came in 2020, and today's median remains roughly 16% under it: a 2020 buyer is still waiting to get that price back in today's money.
Year-on-year change in the HU16 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2003 (+31.1% on the year before); the weakest, 2008 (−6.9%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −2.0% | −4.3% |
| 5 years (since 2021) | +1.3% | −3.4% |
| 10 years (since 2016) | +2.6% | −0.8% |
| 20 years (since 2006) | +2.3% | −0.5% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of semi-detached homes dominate the record here, 44% of the typed total. A detached home currently trades at £346,200 against £120,000 for a flat, 2.9 times the price.
Median by property type, HU16
One line per type, years with too few sales omitted. Hover for the year's figures; click a legend entry to isolate a type.
| Type | Median (2026) | Sales that year | All-time sales |
|---|---|---|---|
| Detached | £346,200 | 34 | 2,718 |
| Semi-detached | £240,000 | 45 | 4,168 |
| Terraced | £169,500 | 18 | 1,653 |
| Flats | £120,000 | 6 | 900 |
The turnover behind the prices
The year-by-year sales count
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
Month by month, five years back
Registrations by month. The repeating sawtooth is seasonality, and the right-hand edge always dips because the register lags completions.
The register shows 228 HU16 sales across the most recent twelve months of data. Turnover has held fairly steady across the cycle: about 280 sales a year recently, against 326 a year before 2008. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
How HU16 trades
HU16 sits 5 of 20 in its area's price order, well inside the expensive end.
Rents around HU16
The local authority for HU16 is East Riding of Yorkshire, and its ONS average private rent currently stands at £721 a month (May 2026 figures). The spread runs from £500 a month for a typical one-bed to £1,160 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, East Riding of Yorkshire
ONS Price Index of Private Rents, May 2026.
£721 a month is £8,652 a year, which against the £240,000 median sold price makes a gross yield of 3.6%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
Asked and answered: HU16 (Hull)
Is HU16 (Hull) a good place to buy a house?
How much did a house sell for in HU16 (Hull)?
Are property prices falling in HU16 (Hull)?
What happens to HU16 prices now?
That question has no honest answer, only evidence. The evidence: the median is up 7% over five years in cash but down 16% after inflation. Weigh the volume chart alongside the price one before deciding anything, and bear in mind every figure is a completed sale that reached the register weeks after completion.
What you could buy in HU16 now
Everything above is what homes in HU16 sold for. Turning to what is actually available: 63 homes on the market right now, from 5 agents publishing to HomesIndex, at a typical asking price level with the HU16 median sold price.
36% of what is on the market here is asking below what comparable homes actually sold for. Every listing is measured against recent recorded sales of similar nearby homes.
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
See every HU16 home for sale on the map →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
Moving up a bedroom in HU: the cost
What homes of each size actually sold for across the HU area, from the Land Registry record. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £232,000 | £320,000 (+38%) | £450,000 (+41%) | £630,000 (+40%) |
| Semi-detached | £145,000 | £175,000 (+21%) | £210,000 (+20%) | £291,000 (+39%) | £400,000 (+37%) |
| Terraced | £115,000 | £126,500 (+10%) | £146,500 (+16%) | £195,000 (+33%) | £267,000 (+37%) |
| Flat | £88,000 | £125,000 (+42%) | £196,500 (+57%) | — | — |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
HU16 ranks 10 of 20 in the HU area on five-year growth. The gap between the top and bottom of this chart is the difference between buying well and buying badly in the same city.
Winners and losers across the HU area, five years
The biggest risers and fallers in cash terms; every row links to that district's report.
Inside HU16, sector by sector
Below district level sit the sectors, street groups with reports of their own, and the gaps between neighbouring ones can be sharp.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| HU16 4 | £237,500 | 40 |
| HU16 5 | £245,000 | 63 |
How HU16 compares nearby
Same city, different markets. The neighbouring districts of the HU area, dearest first:
| District | Median | 5-year |
|---|---|---|
| HU20 | £363,800 | +67% |
| HU14 | £321,200 | -6% |
| HU10 | £255,000 | -4% |
| HU17 | £245,000 | +2% |
| HU16 (this report) | £240,000 | +7% |
| HU15 | £215,000 | -2% |
| HU18 | £197,500 | +3% |
| HU12 | £190,000 | +15% |
| HU13 | £190,000 | -3% |
| HU11 | £177,500 | +4% |
| HU7 | £160,000 | +0% |
| HU4 | £155,800 | +7% |
| HU6 | £152,500 | +23% |
| HU8 | £145,000 | +7% |
| HU19 | £138,500 | +10% |
| HU5 | £130,000 | +8% |
| HU9 | £125,000 | +12% |
| HU3 | £116,200 | +11% |
| HU1 | £95,000 | -26% |
| HU2 | £93,800 | +5% |
Thinking of selling in HU16? Get a rough value first
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in HU16, use the average prices map for a rough value: zoom from HU16's shading down to the sold homes on your own street. The figures above are every recorded HU16 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working HU16: the featured spot on this report is free for founding agents, one per district. Claim HU16.
Dig further
Behind the answers sits the same Land Registry record as this page, with HU16 already set as the subject. Free, one click sign in.
The live map plots every individual HU16 sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator runs the numbers on a real purchase.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.