Hull's 2025 median sale price is £143,000 — the cheapest of any major Yorkshire city Homecost tracks. Drive a few miles out towards the Humber Bridge, the Wolds or the old market town of Beverley, though, and the market changes fast. Across the five East Riding of Yorkshire villages closest to the city — Hessle, Cottingham, Brough, Beverley and North Ferriby with Melton — 2025 medians run from £200,000 to £350,000, based on HM Land Registry sales fetched 21 October 2026. The gap runs from 40% above Hull at the cheapest of the five to 145% above it at the dearest.
A recent look at the wider HU postcode area found East Riding's share of it carries a pooled 2025 median of £233,500 across 3,649 sales — £90,500 above Hull city itself. That single figure is a useful headline, but it blends two very different East Riding markets into one number. Here's what it's actually made of, village by village.
The Haltemprice and Beverley corridor, ranked
| Location (postcode district) | 2025 median | Sales (n) | Premium vs Hull city |
|---|---|---|---|
| Hull city (HU1–HU9) | £143,000 | 3,001 | — |
| Hessle (HU13) | £200,000 | 302 | +40% |
| Cottingham (HU16) | £245,000 | 314 | +71% |
| Brough (HU15) | £250,000 | 492 | +75% |
| Beverley (HU17) | £267,500 | 913 | +87% |
| North Ferriby & Melton (HU14) | £350,000 | 161 | +145% |
Arm's-length residential sales (detached, semi-detached, terraced, flat), HM Land Registry Price Paid Data, 2025. Districts below 30 sales a year are excluded.
None of the five totals rests on a single new-build estate skewing the figure. North Ferriby's busiest street, Corby Park, accounts for 8 of its 161 sales; Beverley's busiest, Drewery Crescent, just 22 of 913. The premiums reflect each village's whole housing stock, not one development.
Why the gap opens up this fast
Hessle and North Ferriby sit on the Hull side of the Humber Bridge, on the A63/M62 corridor, with Hessle trading on a short run into the city centre. Brough, a little further along the same corridor, adds its own rail link into Hull. Cottingham and Beverley both sit on the Hull–Bridlington line, and Beverley carries the additional weight of being East Riding's historic county town — built around Beverley Minster, with a housing stock skewed toward detached and semi-detached homes rather than Hull's dense terraced core.
The type mix bears this out. In Hull city, terraced houses account for 53% of 2025 sales. In Beverley, detached and semi-detached homes together make up 71% of the total (330 detached, 317 semi-detached of 913 sales). North Ferriby and Melton go further still — 57% of its 161 sales are detached houses, the opposite stock profile to inner Hull.
What it costs to buy and run each one
Using HMRC's stamp duty bands and the Bank of England's quoted mortgage rate, here's the cash cost of each village's 2025 median, with Hull city for comparison.
| Location | Median | SDLT, mover | SDLT, first-time buyer | Mortgage/month* | Council tax/month** | All-in/month |
|---|---|---|---|---|---|---|
| Hull city | £143,000 | £360 | £0 | £585 | £191 | £776 |
| Hessle | £200,000 | £1,500 | £0 | £819 | £206 | £1,024 |
| Cottingham | £245,000 | £2,400 | £0 | £1,003 | £206 | £1,208 |
| Brough | £250,000 | £2,500 | £0 | £1,023 | £206 | £1,229 |
| Beverley | £267,500 | £3,375 | £0 | £1,095 | £206 | £1,300 |
| North Ferriby & Melton | £350,000 | £7,500 | £2,500 | £1,432 | £206 | £1,638 |
*Illustrative repayment mortgage, 75% loan-to-value, 25-year term, at the Bank of England's quoted 75%-LTV five-year-fix rate (4.32%, the most recent published figure as of April 2026). Your own rate will depend on your lender, deposit and credit profile.
**Council tax, Band D, 2026-27: Hull City Council £2,295.04; East Riding of Yorkshire Council £2,466.08.
Every price in the table except North Ferriby and Melton sits inside the standard £300,000 first-time buyer nil-rate band, so a first-time buyer pays no stamp duty in any of the four cheaper villages. North Ferriby's £350,000 median falls inside the £300,000–£500,000 taper, where first-time buyer relief still applies but isn't total — a first-time buyer there pays £2,500 rather than the £7,500 a home-mover pays at the same price.
East Riding isn't one market
East Riding of Yorkshire is a single local authority, but it isn't a single housing market. The same postcode-area dataset that puts the pooled East Riding/HU figure at £233,500 also contains the Holderness coast, a few miles further out: Hornsea (HU18) at £215,000 across 205 sales, the rural Easington and Patrington stretch toward Spurn Point (HU12) at £183,000 across 448 sales, and Withernsea (HU19), the cheapest of the lot, at £155,000 across 141 sales.
Pool the commuter villages and the coast into one authority-wide figure and the number that comes out — £233,500 — sits below four of the five Haltemprice and Beverley villages above, and only narrowly above Hessle. The area-wide median isn't wrong, but on its own it hides both ends of the market it's drawn from: a commuter belt pushing £350,000 at one end, and a coastal fringe under £160,000 at the other, inside the same council boundary.
Try it on a real street
Homecost's postcode tool breaks individual streets down to the sale. Grovehill Road in Beverley, postcode HU17 0JG, shows more than 40 recorded sales spanning 1995 to 2026, from £29,000 to £230,000 — a genuine mix of terraced and semi-detached stock, not a single development. For the city side of this comparison, Hull's own postcode-by-postcode breakdown covers HU1 to HU9 in the same detail. For buyers weighing a move into the £250,000–£350,000 range this piece covers, the true cost of buying a £300,000 home sets out the wider mechanics of mortgage, tax and running costs together. More Regional Prices coverage is on the Homecost blog.
This analysis is based on 5,183 Land Registry transactions across Hull city and the five East Riding villages profiled, plus 2026-27 council tax rates published by the relevant billing authorities. It is general information, not financial or legal advice. Speak to a qualified adviser before acting on anything here.