Kingston upon Hull — universally known simply as Hull — is a city that has spent much of the past decade redefining what it means to live there. Once defined primarily by its fishing and manufacturing heritage and the economic challenges that followed their decline, Hull has undergone a remarkable transformation since being named UK City of Culture in 2017, attracting over £1.5 billion of investment and emerging as one of the North’s most affordable, culturally rich, and strategically interesting cities for renters, buyers, and investors.
When people ask about “cities in Hull,” they are typically asking about the diverse collection of areas, districts, and neighbourhoods that make up the city and its surrounding urban area — because Hull, while a single city, contains a range of very distinct communities, each with its own character, price point, and lifestyle offer.
This guide covers the most important areas within and around Hull: what each neighbourhood is like, who it suits, what the property market looks like, and why Hull as a whole is attracting sustained investment and growing interest from people considering a move to Yorkshire.
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Hull at a Glance
Population: approximately 288,000 Location: East Yorkshire, at the confluence of the River Hull and the Humber Estuary, 64 miles east of Leeds Status: Unitary authority city; formerly part of the East Riding of Yorkshire University: University of Hull — approximately 15,000 students Average property price: approximately £130,000–£140,000 (well below the UK average of £287,000) Average rental yield: 6–8% across much of the city; higher in student and HMO areas
Hull is the fifth-largest city in Yorkshire and the Humber and one of the UK’s most important port cities, handling significant freight volumes through the Port of Hull on the Humber Estuary. It sits at the end of the M62 corridor — the motorway that links it westward to Leeds, Manchester, and beyond — and has direct rail connections to London, York, and Leeds via Hull Paragon Interchange.
The city designated as UK City of Culture 2017 received investment that transformed its cultural, physical, and economic landscape. The £96 million Albion Square development, the Western Docklands regeneration, and the continued development of the Fruit Market and Marina area have reshaped central Hull into a city that is genuinely exciting to be in — not just affordable.
Hull City Centre and the Old Town
Hull’s city centre divides naturally into two distinct characters: the modern commercial core and the historic Old Town.
The modern city centre (HU1 postcode area) is centred on the retail thoroughfares of Whitefriargate and the King Edward Street area, anchored by major shopping destinations including Princes Quay, St Stephen’s Shopping Centre, and the Prospect Shopping Centre. This is where the bulk of Hull’s employment in retail, hospitality, and services is concentrated, and the area has seen significant investment through the Albion Square development — a £96 million mixed-use scheme transforming a formerly derelict site into homes, offices, shops, and an urban park.
The Old Town is one of Hull’s most distinctive assets. Over 700 years old, it retains a remarkable concentration of listed buildings, medieval street patterns, and independent bars and restaurants that cannot be replicated in modern commercial districts. The Land of Green Ginger (a street whose name alone is enough to generate curiosity), the Holy Trinity Church — one of England’s largest parish churches by floor area — and the Museum Quarter, which includes the Streetlife Museum of Transport and Wilberforce House, combine with a thriving evening economy to make the Old Town genuinely worth exploring.
For property, the city centre and Old Town area offers apartments and converted properties at competitive prices. Average yields in the city centre typically run at 6–8%, driven by professional and student demand.
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The Fruit Market and Humber Street
The Fruit Market is Hull’s most talked-about regeneration success story. Once a declining former fruit and vegetable trading area adjacent to the Humber Dock, it has been transformed through a partnership between developer Wykeland Beal and Hull City Council into a vibrant creative and residential quarter centred on Humber Street.
This transformation is covered in detail in our dedicated Humber Street guide, but from a neighbourhood perspective: the Fruit Market is now one of Hull’s most desirable places to live, work, and spend time. Over 20 new businesses have opened, more than 250 jobs have been created, and the area’s annual footfall has increased by 12% year on year since the regeneration began.
The residential element of the Fruit Market — Hull’s first urban village, completed in 2023 — introduced high-quality mews-style homes and apartments adjacent to the marina and Humber Street’s independent food and drink scene. Property here commands a premium relative to much of Hull, but prices remain very competitive by any national standard.
The Avenues (HU5)
The Avenues is arguably Hull’s most celebrated neighbourhood — a grid of wide, tree-lined Victorian and Edwardian streets in the west of the city that was laid out from 1875 onwards and has retained its architectural integrity to a remarkable degree.
The four principal avenues — Princes Avenue, Park Avenue, Westbourne Avenue, and Victoria Avenue — are lined with large terraced and semi-detached houses, many retaining their original features, alongside a rich concentration of independent shops, restaurants, bars, and cafes that has made Princes Avenue in particular one of Hull’s most vibrant commercial streets.
The Avenues is popular with students (the University of Hull is nearby), academics, creative professionals, and families who value character housing and an active, cosmopolitan neighbourhood atmosphere. The area has access to Pearson Park — one of Hull’s most attractive green spaces — and good bus connections to the city centre.
For investors, the Avenues area has been one of Hull’s most consistent performers, with strong rental demand from the student and professional market producing yields that can reach 7–9% in well-located HMO properties.
Newland and Beverley Road (HU5/HU6)
Adjacent to the Avenues, the Newland and Beverley Road areas serve as Hull’s primary student and young professional corridor. The University of Hull is situated in HU6, and the neighbourhoods immediately surrounding it have a lively, diverse atmosphere with a high density of takeaways, independent eateries, bars, and student-friendly amenities.
Beverley Road itself is one of Hull’s longest and most economically active streets, connecting the Avenues to the broader northern residential areas. The neighbourhoods along and around it offer affordable terraced housing at some of Hull’s most accessible price points, with strong student rental yields.
For buy-to-let investors focused on the student market, HU5 and the areas closest to the University of Hull are consistently among the most productive postcodes in the city.
Victoria Dock (HU9)
Victoria Dock is a modern residential development on the eastern edge of Hull’s city centre, built on the former dock site that gives it its name. It occupies a distinctive waterfront position on the River Hull, with views towards The Deep — the striking aquarium building at the confluence of the Hull and the Humber.
The area is characterised by purpose-built modern housing — a mix of terraces, semis, and apartments — on a planned estate with managed green spaces, waterside walkways, and a community centre. It has become popular with families and young professionals who value the combination of modern housing, a quiet, well-managed environment, and easy access to Hull’s city centre.
Property values in Victoria Dock are above the Hull average owing to the quality and modernity of the stock, but they remain competitive nationally. Rental demand is strong and consistent.
Kingswood (HU7)
Kingswood is one of Hull’s largest and most significant housing developments — a major suburb in the north-east of the city that has expanded rapidly over the past two decades. It is a predominantly modern residential area, with large volumes of new-build family housing, a new secondary school, a retail park, and extensive green space.
Kingswood appeals strongly to families seeking modern housing with good schools, off-street parking, and a quieter suburban environment. It is well-served by the bus network connecting it to Hull city centre and has seen consistent demand from the professional and family market.
For investors, Kingswood offers modern stock at relatively accessible prices with steady tenant demand — though yields are somewhat lower than in the older, more central areas of the city.
Hessle and Anlaby (HU13/HU10)
Hessle and Anlaby lie immediately west of Hull city centre, sitting on the northern bank of the Humber Estuary and connected to the city by the A63. Both areas are considered among Hull’s most desirable — offering the combination of good schools, attractive housing, riverside access, and the visual presence of the Humber Bridge, one of the world’s longest single-span suspension bridges, as a near-constant backdrop.
Hessle in particular has a village-like character — its high street, riverside walks, and strong community identity set it apart from the typical suburban environment. Property prices are above the Hull average in both areas, and competition among buyers is correspondingly stronger.
For families relocating to the Hull area who prioritise school quality and residential environment, Hessle and Anlaby are consistently the areas that attract the most sustained interest.
Cottingham
Cottingham technically lies outside Hull’s administrative boundary within the East Riding of Yorkshire, but it functions as a key commuter village for Hull professionals and academics. It is one of the largest villages in England by population and has long been considered the most desirable residential address for those who work in Hull but want a genuinely village-like setting.
The University of Hull is within easy cycling distance of Cottingham, making it popular with academics and students in postgraduate accommodation. For buyers, Cottingham offers detached and semi-detached housing at higher prices than most of Hull proper, but still at significant discounts to comparable locations around other Yorkshire cities.
Hull’s Property Market: Key Numbers
- Average house price: approximately £130,000–£140,000 (significantly below the UK average)
- Average rental yield: 6–8% across most of the city; up to 8–9% in student-intensive areas
- Two-bedroom property average rent: approximately £600–£750 per month depending on area
- Hull among the top 10 UK cities for buy-to-let investment according to multiple rankings
- North East and Yorkshire property price growth forecast: strong ongoing appreciation expected through 2030
For more information on Hull’s regeneration investment and future development plans, check: Hull City Council — City Centre Vision 2025–2045
Conclusion
The areas and districts of Hull offer one of the most varied and accessible property landscapes of any city in northern England. From the Victorian grandeur of the Avenues and the creative energy of the Fruit Market to the family-friendly modernity of Kingswood and the riverside character of Hessle, Hull has neighbourhoods that suit a genuinely wide range of lifestyles, budgets, and investment strategies.
With average prices around £130,000–£140,000, consistent rental yields of 6–8%, strong regeneration momentum following its City of Culture year, and a growing reputation as one of the North’s most liveable and affordable cities, Hull deserves serious consideration from anyone thinking about renting, buying, or investing in Yorkshire.
London Stays provides honest, data-driven area guides and property listings across Hull and East Yorkshire. Contact us today for specific advice on which areas match your needs.
Frequently Asked Questions
What are the best areas to live in Hull?
For families, Hessle, Anlaby, and Cottingham offer the best combination of schools, housing quality, and community character — though at above-average Hull prices. For young professionals and those wanting character housing with a lively neighbourhood feel, the Avenues and the Fruit Market area are consistently popular. For students, the HU5 area around the University of Hull and Beverley Road provides the best combination of proximity and rental options. For modern family housing, Kingswood and Victoria Dock are the strongest choices.
Is Hull a good place to buy property?
Hull consistently ranks among the UK's top cities for buy-to-let investment, with average property prices well below the national average and rental yields of 6–8% across most postcodes. The city has received £1.5 billion of investment since 2013, with further regeneration underway, and house prices have increased approximately 18% over the past five years. Forecasters anticipate continued growth driven by infrastructure, culture, and the green energy sector.
Is Hull safe to live in?
Hull's overall crime rate sits above the national average at approximately 109 crimes per 1,000 people, comparable to many mid-sized UK cities. As with any city, safety varies significantly by area. Neighbourhoods such as the Avenues, Victoria Dock, Hessle, Anlaby, and Kingswood are generally considered safe and family-friendly, while some inner-city areas experience higher crime rates. Choosing the right neighbourhood within Hull is important, and research at the postcode level — using Police.uk's crime mapping tool — is always recommended.
