Manor Farm, Main Street, Tunstall, Hull, HU12 0JF
About Manor Farm
Manor Farm is a detached house in Tunstall, Hull, Hull (HU12 0JF). It has a recorded floor area of 263 m² (around 2831 sq ft), construction records dating it to before 1900 and council tax band E. The latest certificate (July 2024) shows an E (score 43), well below the UK norm with real room to improve. When first surveyed in August 2009 the rating was F, the property has climbed 1 band since. Between certificates, wall efficiency went from Very Poor to Poor, roof efficiency went from Very Poor to Very Good and window efficiency went from Very Poor to Average; while hot-water efficiency dropped from Average to Poor. The recommended improvements would lift it to B (score 81), a 3-band jump. Main heating runs on oil.
At 263 m² the property is well over the postcode median (158 m² across 10 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 70% of similar EPCs). 12 planning records sit against the property, 10 approved, 0 refused. Past consents include new windows, partial demolition, an extension and change of use to residential, meaningful when judging how the property has evolved. The record references conservation-area consent, which constrain future alterations.
Know exactly what you're buying at Manor Farm
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Launch offer · save £5
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
Manor Farm's carbon output runs well above what efficient homes in the postcode produce.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heating controls upgraded for better temperature management
Hot water system changed
Windows upgraded, improving insulation
Wall insulation improved
Roof insulation improved
More low energy lighting installed
Planning history
Planning history includes recorded demolition works, indicating a major rebuild phase at this address.
- Oct 2025Tree WorksTreesIn report
TURNSTALL CONSERVATION AREA - Dismantle 1 no. Sycamore tree as has outgrown its position and is causing excessive shading to greenhouse beneath
Conservation Area- Documents
- 5 docs on file
- Reference
- 25/02862/TCA
- Apr 2024ConversionHeritageIn report
Conversion of existing agricultural buildings to 5 holiday lets with associated parking, turning area and landscaping (retrospective application)
Retrospective- Documents
- 13 docs on file
- Reference
- 23/03856/PLB
We flagged 1 thing worth checking at Manor Farm
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
- Larger development activity nearby
30-day money-back guarantee
Sales history & valuation
Manor Farm has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£474,000
Modelled from EPC, postcode comparables.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in HU12 0JF: £238,500 (2024–2015).
Nearby sales in HU12 0JF
1 2 Booths Cottages, Main Street, Tunstall, Hull, HU12 0JF
Sold May 2024
£400,000Manor Cottage, Main Street, Tunstall, Hull, HU12 0JF
Sold May 2022
£445,000Manor Bungalow, Main Street, Tunstall, Hull, HU12 0JF
Sold Apr 2018
£190,0003 Booths Cottages, Main Street, Tunstall, Hull, HU12 0JF
Sold Jan 2017
£115,000Rose Cottage, Main Street, Tunstall, Hull, HU12 0JF
Sold Sept 2015
£238,500
Everything we know about Manor Farm, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Larger development activity nearby
Versus other Main Street homes
On floor area, Manor Farm stands well clear of the street.
EPC Rating
43 (E)
Street avg 53 (E)
Floor Area
263 m²
Street avg 158 m²
CO₂ Emissions
16.0 t/year
Street avg 6.8 t/year
Habitable Rooms
7 rooms
Street avg 6 rooms
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The neighbourhood at a glance
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
3/mo
Steady year-on-year across the wider district.
Nearest stop
0.0 km
Tunstall Main Street — bus stop.
Closest school
1.9 km
Roos Church of England Voluntary Controlled Primary School. 1 school nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
42.8dB
Night-time· 23:00 – 07:00
35.7dB