Why Investors Are Turning to Hull for High Yield Buy to Let and Student HMOs

Written By Samantha Tyson

Why Hull Is on Investors’ Radar

When UK property investors search for high yield buy to let opportunities, affordable entry prices and strong rental demand fundamentals, one city consistently re-emerges in the conversation, Kingston upon Hull.

Often overlooked in favour of larger northern cities, Hull offers something increasingly rare in today’s market:

  • Lower acquisition costs

  • Strong rental demand

  • Solid, income led yields

  • Growing student and professional tenant base

  • Genuine value add refurbishment opportunities

For both new investors and experienced portfolio landlords, Hull represents a compelling case study in sustainable, income focused property investment.

The 2026 Market Context and Why Affordability Matters More Than Ever

Recent UK wide reporting from platforms, such as Zoopla and Rightmove, highlight a continued shift in investor behaviour:

  • Rental growth nationally is stabilising

  • Tenant demand remains strongest in affordable regional cities

  • Investors are prioritising yield and cash flow over speculative capital growth

Hull fits this shift perfectly.

With average property prices significantly below the UK average, investors can secure assets at a lower entry point while still achieving competitive rental returns, particularly when structured correctly as:

  • Traditional single let buy to lets

  • Professional HMOs

  • Student HMOs

  • Multi-unit blocks

  • Refurbishment and value add projects

In an environment where many southern markets are seeing yield compression below 5%, Hull continues to offer stronger income potential.

Why Hull Works for Buy to Let Investors

1. Strong Rental Yields

Hull has long been recognised as one of the UK’s stronger yield performers due to its affordability to rent ratio.

Lower purchase prices combined with consistent tenant demand mean investors regularly achieve:

  • 6-8% yields on well bought single lets

  • Higher returns on compliant HMOs

  • Enhanced ROI through refurbishment and forced appreciation

For income focused investors, this creates breathing room within mortgage structuring and refinancing strategies.

2. The Student Market Is A Key Driver

The presence of the University of Hull provides a consistent and recurring tenant base, creating opportunity for:

  • 3 to 8 bedroom student HMOs

  • Multi-let terrace properties

  • Reconfigured family homes into income generating assets

Student demand remains concentrated in specific micro-locations, particularly those within easy access to the university campus and strong transport links.

For investors prepared to operate within licensing requirements and compliance standards, the student market provides:

  • Predictable academic year tenancies

  • Per room rental income models

  • Reduced void risk when managed correctly

HU5: A Prime Investment Zone

Not all Hull postcodes offer the same opportunity. Strategic micro-location selection is critical.

HU5 stands out due to:

  • Proximity to the university

  • Established student and young professional demand

  • Strong rent to price ratios

For investors targeting student HMOs or value add buy to lets, HU5 offers a practical balance of affordability and demand depth.

Refurbishment and Value Add Potential

Hull’s older housing stock presents genuine opportunity for:

  • Cosmetic refurbishment projects

  • Layout reconfiguration

  • EPC improvements

  • Modernisation to meet professional tenant expectations

Value add strategies in Hull can:

  • Increase rental income

  • Improve tenant profile

  • Create refinance opportunities

  • Strengthen long term portfolio resilience

For experienced investors, this is where Hull becomes especially compelling.

Local Insight: Interview with Our Hull Brokerage Partner, Kim Raines

To provide grounded, real time perspective, we asked our Hull Brokerage Partner, Kim Raines, for her view on the market:

“Hull is attracting investors that are focused on structure, yield and long term sustainability rather than hype.

In areas like HU5, we’re seeing strong appetite for student HMOs and well refurbished buy to lets, because the numbers stack up.

What makes Hull appealing is that investors can enter the market at sensible price points and still achieve meaningful returns. When deals are structured correctly, the city offers stability as well as income.”

This reflects the broader market shift towards fundamentals driven investing.

Is Hull Right for Every Investor?

Hull works best for investors who:

  • Prioritise cash flow

  • Understand northern regional markets

  • Are comfortable with HMO or student strategies

  • Want lower entry price points

  • Value steady returns over short term speculation

It is not a ‘quick flip’ hype market, iIt is a fundamentals market. And in 2026, fundamentals matter.

Join the Investor Clubhouse

Understanding an area is one thing. Accessing the right opportunities, structuring finance correctly and avoiding costly mistakes is another.

That’s why we created the Investor Clubhouse.

Inside, investors gain:

  • Access to curated opportunities

  • Market insights and education

  • Strategic funding guidance

  • Broker backed deal structuring support

  • Direct access to regional expertise, including Hull

If Hull or similar high yield regional markets form part of your strategy this year, the next step is joining the free community we have built which is centred around smart, structured investing. Join the Investor Clubhouse here. 

Samantha Tyson
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