A buyer’s guide to Hedon, property prices and council tax, schools and their real Ofsted position, transport, healthcare, flood risk, the local lending realities, and the questions worth asking before you commit.
- Quick Answers
- Prices
- Market
- Why Hedon
- Transport
- Schools
- Police & Fire
- Areas
- Healthcare
- Flood
- History
- Beyond the Mortgage
- FAQs
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We do not arrange mortgages ourselves, we introduce you to carefully selected, FCA-regulated mortgage advisers.
Figures in this guide were correct when it was produced and do change. Always verify council tax with the local council, school ratings with Ofsted and journey times with the operator before you rely on them.
Mortgage Adviser & Broker in Hedon
Whether you’re buying your first home in Hedon, remortgaging, upsizing or simply researching the ancient market town east of Hull in Holderness, with its great medieval church, its historic silted-up Haven, a genuine small-town centre and an easy commute into Hull, this guide covers what buyers and homeowners actually want to know about one of the most characterful and affordable towns in the East Riding.
Quick answers about Hedon
Click any question to expand the full detail and sources.
Is Hedon a good place to live?⌄
Yes, a characterful, affordable and friendly small market town east of Hull, with genuine history, a real centre and an easy commute into the city; the honest caveats are no railway station and low-lying Holderness flood and drainage risk near the water.
Is Hedon expensive?⌄
No, Hedon is one of the more affordable towns in the East Riding; overall averages are often around £170,000–£210,000.
Does Hedon have a railway station?⌄
No, Hedon has no railway station (the Hull–Withernsea line closed in 1964); the commute to Hull is by road or bus, about six miles.
What is Hedon known for?⌄
The great St Augustine’s Church (the “King of Holderness”), its medieval borough history and silted-up Haven, and its aviation heritage at the old Hedon Aerodrome.
Does Hedon have a hospital with A&E?⌄
No hospital in the town, but Hull Royal Infirmary, a full Type 1 A&E, is only about six miles west; genuinely close.
Is Hedon right for you?
Every town suits some buyers better than others. Here is how Hedon rates for the people who most often buy here, and why.
| Buyer type | Rating | Why |
|---|---|---|
| First-time buyers | ★★★★★ | One of the more affordable towns in the East Riding, terraces and starter homes (often ~£110,000–£160,000) offer a genuine way onto the ladder in a characterful town with an easy Hull commute. |
| Families | ★★★★☆ | Good value family homes, a friendly town, Inmans Primary in the town and Holderness Academy at Preston nearby, with parks and countryside close, weigh the flood check near the low ground and the road/bus commute. |
| Professionals & Hull commuters | ★★★☆☆ | An easy road or bus commute into east Hull (about six miles), but there is no railway station, so it suits car and bus commuters rather than rail commuters. |
| Retirees & downsizers | ★★★★☆ | A friendly, walkable, affordable small town with genuine history and a full A&E only about six miles away in Hull, a reassuring combination; check the flood position near the water. |
| Property investors & landlords | ★★★★☆ | Affordable entry prices and steady demand from Hull commuters and families make Hedon a dependable local market, buy on the fundamentals and check flood risk near the Haven and low ground. |
An honest, at-a-glance summary of what Hedon does brilliantly, and what to weigh carefully, before you commit.
Hedon at a glance
The key facts buyers ask us about most, in one place.
| Fact | Detail |
|---|---|
| County & council | East Riding of Yorkshire (a UNITARY authority), East Riding of Yorkshire Council; Hedon has its own town council (Hedon Town Council) |
| Postcode district | HU12 (Hedon and the Holderness villages toward Withernsea) |
| Approx. character | An ancient, affordable little market town east of Hull in the flat farming country of Holderness, a genuine medieval borough with a great church, a real centre and an easy Hull commute |
| Average house price | Overall often £170,000–£210,000; terraces from ~£110,000, modern detached £240,000–£350,000, larger & period homes £350,000+; sources vary |
| Railway | None, Hedon has NO railway station (the Hull–Withernsea line closed in 1964); the commute is by road or bus to Hull (~6 miles), then rail from Hull Paragon |
| Nearest A&E | Hull Royal Infirmary, a full Type 1 A&E, only about six miles west in Hull (~20–30 min by road); genuinely close (verify with NHS) |
| Schools | Holderness Academy (co-ed secondary, formerly South Holderness Technology College, URN 145722, at Preston HU12 8UZ, report card, 2025); Inmans Primary School (URN 117911, continues to be good, 2025) |
| Known for | St Augustine’s Church (the “King of Holderness”), Hedon’s medieval borough history and its silted-up Haven, and the aviation heritage of the old Hedon Aerodrome |
| Character | A historic market town of a medieval core around the great church, Victorian and interwar streets, post-war and modern estates, and newer edge developments |
| Roads | The A1033 (Hull–Withernsea road) runs through the town, giving an easy drive into east Hull; the A63/M62 and the wider network are reached via Hull |
| Green space | The town parks and greens, the countryside and drains of Holderness all around, and the Humber foreshore and Paull village to the south |
| Flood & planning | Low-lying Holderness, drainage-dependent land with surface-water and tidal flood risk near the Haven and the low ground (check honestly); some new-build on the edges (estate-management questions) |
| Council tax (Band D) | £2,526.70 for 2026/27 (Hedon, East Riding of Yorkshire Council + Humberside Police + Humberside Fire + Hedon Town Council), confirm your exact band |
Property prices & council tax in Hedon
Hedon offers the appeal of a characterful, historic market town at some of the more affordable prices in the East Riding, noticeably cheaper than Beverley or the Humber-side commuter towns, across a mix of homes: Victorian and older terraces, suburban and interwar semis, post-war and modern estates, and larger detached and period houses. Published figures vary by property and area, so treat the ranges below as a broad guide and verify for the exact home.
| Property type / area | Typical position in the market | Who it suits |
|---|---|---|
| Terraces & older cottages | Indicatively around £110,000–£160,000 | First-time buyers & downsizers; the most accessible way into the town, and steady rental demand |
| Semi-detached houses | Indicatively around £170,000–£240,000 | Families wanting classic suburban space at an affordable price |
| Modern & new-build (edge estates) | Indicatively around £240,000–£350,000 | Families & downsizers wanting low-maintenance newer homes, check estate management |
| Detached & period houses | Indicatively around £350,000–£500,000+ | Upsizers wanting space, gardens & character in and around the town |
| Hedon average | Overall often £170,000–£210,000 (verify per property) | A broad benchmark for the town, among the more affordable in the East Riding |
What income might you need?
These illustrative figures use roughly 4.5x household income and assume a typical deposit. They are a starting point for budgeting only, not a quote.
£140,000
Terrace / starter home
~£31,000
household income (guide)
£190,000
Area benchmark
~£42,000
household income (guide)
£350,000
Larger detached / period (indicative)
~£78,000
household income (guide)
Hedon affordability & stamp duty calculator
A quick, no-obligation way to see roughly what you could borrow in Hedon and what stamp duty you'd pay. Illustration only. Real figures depend on the lender and your circumstances.
Illustration only, not a mortgage offer. Lenders' income multiples and criteria vary. Your home may be repossessed if you do not keep up repayments on your mortgage.
Borrowing ready-reckoner (around 4.5× income)
| Yearly income | Rough maximum mortgage |
|---|---|
| £40,000 | ~£180,000 |
| £60,000 | ~£270,000 |
| £75,000 | ~£337,500 |
| £90,000 | ~£405,000 |
| £120,000 | ~£540,000 |
Stamp duty (SDLT) in England, as at October 2026
| Portion of price | Standard rate | First-time buyer |
|---|---|---|
| Up to £125,000 | 0% | 0% (up to £300,000) |
| £125,001 to £250,000 | 2% | 0% (up to £300,000) |
| £250,001 to £925,000 | 5% | 5% on £300,001–£500,000 (no relief over £500,000) |
| £925,001 to £1.5m | 10% | — |
| Over £1.5m | 12% | — |
Worked examples: a £250,000 home = £2,500 stamp duty (£0 for first-time buyers); a £450,000 home = £12,500 (£7,500 first-time buyer); a £650,000 home = £22,500 (first-time buyer relief doesn't apply over £500,000). An additional-property surcharge of 5% applies to second homes and buy-to-lets.
SDLT rates as at October 2026 (England & Northern Ireland). Scotland (LBTT) and Wales (LTT) differ. Figures are a guide, confirm with your conveyancer.
The Hedon property market in depth
Hedon offers an affordable, dependable market, terraces and older cottages, suburban semis, modern estates and larger detached and period houses, underpinned by its history, its friendly small-town character and an easy road or bus commute into Hull that keeps demand steady.
| Property type | What to expect | Typical guide |
|---|---|---|
| Terraces & older cottages | The most accessible way in; popular with first-time buyers, downsizers and Hull commuters, especially around the historic centre. | £110,000–£170,000 |
| Suburban semis | Family homes across the town, a mainstay of the affordable Hedon market. | £170,000–£240,000 |
| Modern & new-build estates | Newer homes on the edges, popular with families; check estate management and any service charge. | £240,000–£350,000 |
| Detached & period houses | Larger and older homes in and around Hedon, the top of the local market and still good value. | £350,000–£500,000+ |
Hedon’s appeal, a characterful, affordable historic market town with a great church, a real centre and an easy Hull commute, makes for a steady, dependable market, from terraces and older cottages to suburban semis, modern estates and larger detached and period houses.
That affordability and mix mean budgeting and the right mortgage still matter. Older and period homes are cases lenders and surveyors assess carefully, new-build and estate homes bring management-charge and warranty questions, and any property on the low ground near the Haven needs a careful drainage and flood check, so advice pays off. A mortgage adviser helps you match the right lender to your plans, the kind of introduction we can arrange.
What makes Hedon so popular?
Hedon’s appeal is a genuine sense of history and community in an affordable small town, the great church, the medieval borough and its Haven, the market heritage, with an easy commute into Hull and open Holderness countryside all around.
St Augustine’s Church, the “King of Holderness”
St Augustine’s Church is a huge and beautiful medieval church, so grand for the size of the town that it is nicknamed the “King of Holderness”, the town’s defining landmark and a reminder of Hedon’s medieval importance.
The medieval borough & the Haven
Hedon is one of the oldest boroughs in the country, with ancient charters and civic regalia; its wealth came from the Haven, a tidal port that once rivalled Hull before it silted up, a fascinating piece of local history you can still trace on the ground.
Aviation heritage & the market town
Hedon Aerodrome was a pioneer flying and motor-racing ground in the 1910s and 1920s, and the town retains a genuine small-town centre with independent shops, pubs and a market heritage.
Transport & commuting from Hedon
Transport in Hedon is honestly a mixed picture: there is no railway station, but the town is close to Hull by road and bus. These indicative times are a starting point, always verify current timetables before relying on a specific journey.
| Route | Approx. time | Notes |
|---|---|---|
| Hedon → Hull (city centre) | ~20–30 min | By the A1033 by road, or by regular bus, about six miles |
| Hedon → east Hull edge | ~10–15 min | By the A1033 by road, the nearest shops, retail parks and services |
| Hedon → Withernsea | ~25–30 min | By the A1033 by road, or by bus, the Holderness coast |
| Hedon → Hull Paragon (for rail) | ~25–35 min | Drive or bus to Hull, then mainline rail to Beverley, Doncaster, Leeds & beyond |
| Hedon → Beverley | ~35–45 min | By road via Hull or the A1033/A165, or by train from Hull |
| Hedon → the Humber Bridge | ~35–45 min | By road via Hull and the A63 |
| Hedon → Leeds | ~1 hr 30–1 hr 45 | By train from Hull, or by the A63/M62 by road |
| Hedon → Humberside Airport | ~45–55 min | By road via Hull and the Humber Bridge |
Getting around Hedon
Day-to-day mobility here is worth thinking through, the practical picture.
By car
The A1033 runs through the town into east Hull (about six miles) and out to Withernsea and the coast; the A63/M62 and the wider network are reached via Hull, an easy drive into the city.
By bus
Regular bus services link Hedon with the eastern edge of Hull, the city centre and Withernsea, a genuine option for commuters and for those without a car.
By train
There is no station in Hedon; for rail you drive or take the bus to Hull Paragon (about six miles), from where the mainline runs to Beverley, Doncaster, Leeds, Sheffield, York and London.
For the airport
Humberside Airport is around forty-five to fifty-five minutes away by road via Hull and the Humber Bridge; Leeds Bradford is reachable for wider connections.
On foot & by bike
A compact, walkable little town centre around the great church, with quiet Holderness lanes and the foreshore toward Paull for cycling and walks.
Further afield
Hull, the Holderness coast at Withernsea, Beverley and the Humber Bridge are all within easy reach by road for days out.
Schools in Hedon
East Riding is a non-selective area, there are no state grammars, so for buyers the key questions are catchment and the current Ofsted position of each school. Hedon has its own primary provision and is served for secondary by Holderness Academy in the neighbouring village of Preston, about two miles away. Note that from September 2024 Ofsted no longer gives a single overall grade at routine inspections, so a school’s newest inspection may be an ungraded inspection rather than a “Good” or “Outstanding” headline.
| School | Type | Inspection | Notes |
|---|---|---|---|
| Holderness Academy | Secondary (state academy, co-ed, non-selective, with sixth form) | Report card (2025) | Hedon’s catchment secondary is Holderness Academy (Station Road, Preston, HU12 8UZ, about two miles from the town; formerly South Holderness Technology College). Its most recent Ofsted inspection was in March 2025, because that falls after September 2024 there is no single overall grade; it is an ungraded report card in which the school was judged good in each of the individual inspection areas. Read the latest report in full and check the current catchment and admissions. |
| Inmans Primary School | Primary (state, 4–11) | Continues good (2025) | A popular primary in Hedon itself (HU12 8NL). Its most recent Ofsted inspection was in spring 2025, an ungraded (short) inspection that found the school continues to be a good school; because it falls after September 2024 there is no new single overall grade, so read the latest report in full and check the current catchment and admissions. |
Map, Police & Fire Services in Hedon
A useful local guide should show the practical services buyers actually check, policing, fire cover, emergency healthcare and the local crime context for Hedon.
Popular parts of Hedon & nearby
Where you buy in Hedon shapes both your budget and your character, from the historic core around the great church to the Victorian streets and the newer edge estates. A quick orientation.
Local highlights & days out from Hedon
Hedon packs a great deal of history into a small, affordable town, a magnificent medieval church, an ancient borough, a silted port and a slice of aviation heritage. A few of the best-loved local highlights.
Sports, leisure & community in Hedon
For a small town, Hedon offers plenty, genuine heritage, a walkable centre, and the Holderness countryside and Humber foreshore close by, with the shops and attractions of Hull only six miles away.
History & culture
St Augustine’s Church, the ancient borough and its regalia, the story of the Haven and the aviation heritage of Hedon Aerodrome give a rich sense of history in a small place.
The outdoors
The Holderness countryside and drains, the Humber foreshore toward Paull, and the town parks and greens give walks, cycling and big-sky country on the doorstep, with the coast at Withernsea nearby.
Shopping & eating out
A walkable town centre with independent shops, pubs and cafes and a market heritage, plus the full range of shopping, dining and attractions in Hull only six miles away.
Healthcare & local services in Hedon
Healthcare access is one of Hedon’s honest strengths compared with the rest of Holderness. There is GP provision in the town and, crucially, a full A&E only about six miles away in Hull.
The town has GP provision, with dentists and pharmacies, and further services on the eastern edge of Hull nearby. For emergencies needing a full A&E, Hull Royal Infirmary is only about six miles to the west. GP and dental registration availability changes over time, so always check directly with a practice about its current catchment before relying on it for a move.
Living in Hedon
Day to day, Hedon is a friendly, affordable and characterful small town with a genuine sense of history, a great church, a real centre and open Holderness countryside, with the honest trade-offs of no railway station and low-lying land near the water. Here is a sense of everyday life.
Hedon has the amenities of a genuine small market town, a walkable centre with independent shops, pubs and cafes, a market heritage, the great church, primary schooling in the town and a secondary at Preston nearby, with the shops, retail parks and attractions of Hull only six miles away. The big everyday pluses are the affordability, the history and community, and the closeness of Hull and its full A&E.
Connectivity for working is reasonable, superfast broadband reaches most of the town, with full-fibre expanding, so home and hybrid working is straightforward. The main trade-offs are honest ones: there is no railway station, so the commute to Hull is by road or bus; and, for homes on the low ground near the Haven and the drains, the drainage and surface-water or tidal flood history and its insurance implications are worth checking carefully.
| Everyday amenity | In Hedon? | Nearest / notes |
|---|---|---|
| Primary schools | Yes | Inmans Primary in the town (continues to be good, 2025) and Hedon Primary (recently reorganised); check catchment |
| Secondary schools | Yes, at Preston nearby | Holderness Academy (co-ed, formerly South Holderness Technology College, ~2 miles at Preston), report card (2025); read the latest report; check catchment |
| GP & hospital | GP yes; full A&E ~6 miles | GP provision in the town; nearest full A&E is Hull Royal Infirmary (~6 miles), genuinely close |
| Railway | No | No station in Hedon (line closed 1964); rail from Hull Paragon (~6 miles) after a road or bus trip |
| Shops | Yes (small town centre) | A walkable centre with independents & a market heritage; big shopping in Hull nearby |
| Green space | Yes | Town parks and greens, the Holderness countryside and the Humber foreshore toward Paull |
| Motorway | No | No motorway; the A1033 into Hull, then the A63/M62 for the wider network |
Working & connectivity in Hedon
Superfast broadband reaches most of Hedon, with gigabit-capable full-fibre expanding across the town (and in most new-build estates), so home and hybrid working is generally straightforward. Coverage can be patchier in some older period houses in the historic core and in the surrounding Holderness villages, so check the specific property on the providers’ and Ofcom’s coverage checkers before you commit.
| Connectivity | Typical picture |
|---|---|
| Fixed broadband | Superfast across most of the town; full-fibre expanding, check the exact address (historic-core period homes can be patchier) |
| Mobile coverage | Generally reasonable across the town; more variable in the surrounding Holderness villages |
| Commute for office days | No station, a road or bus commute into east Hull (~6 miles), then mainline rail from Hull Paragon |
| Road | The A1033 into Hull; the A63/M62 via Hull for the wider motorway network |
Check broadband before you make an offer in Hedon
Broadband speeds can vary street by street in Hedon, so check the exact address before you commit. Ofcom's free checker shows which broadband speeds and mobile coverage are available at any UK property.
Check broadband at an address (Ofcom)Flood risk in Hedon
On flooding, this is a genuine point in parts of Hedon: the town sits in low-lying Holderness, close to the Humber, and its historic Haven and the surrounding drains mean the land is drainage-dependent, so a careful, property-specific flood check is essential near the water and on the low ground, while much of the town on the slightly higher ground around the church is at lower risk. Hedon is set back from the open coast, so the coastal-erosion issue that affects Withernsea and the Holderness cliffs does not apply directly here, but the Humber and surface-water risks do.
Cost of living & running a home in Hedon
Beyond the mortgage, it helps to picture the ongoing costs of a home here. Indicative only, always confirm for a specific property.
| Typical ongoing cost | Indicative figure | Notes |
|---|---|---|
| Council tax (Band D, 2026/27) | £2,526.70 | Hedon, East Riding of Yorkshire Council + Humberside Police + Humberside Fire + Hedon Town Council, confirm your band |
| Buildings insurance | Varies, check flood risk | Low-lying Holderness, surface-water and tidal risk near the Haven and low ground can affect premiums and availability; get a quote and flood check (and check Flood Re eligibility) before committing |
| Water & wastewater | ~£450–£800/yr | Yorkshire Water area, check the supplier for the address |
| Broadband | ~£28–£48/mth | Superfast across most of the town; full-fibre expanding, check the address |
Financing a home in Hedon
An affordable, characterful town like Hedon is a great place to buy into, a few points on the mortgage side are worth understanding first.
Hedon’s affordability and its mix of homes mean the right mortgage still matters, from terraces and older cottages to suburban semis, modern estates and larger detached and period houses. Older and period properties are cases lenders and surveyors assess carefully, new-build and estate homes bring management-charge and warranty questions, and any home on the low ground near the Haven needs a careful drainage and flood check, so a survey is wise on an older home. Getting the right lender for your circumstances is where good advice pays off.
That’s Family Finance introduces you to carefully selected, FCA-regulated mortgage advisers who search across lenders to fit your circumstances, and we make sure your protection is set up properly alongside it. Read our full guide to mortgage protection insurance. Talk to us →
Conveyancing & the searches to expect in Hedon
A few standard checks are worth their weight when buying in Hedon, especially flood and drainage risk on the low ground, new-build details, and the condition of an older or period home.
History, heritage & famous connections
Hedon grew up in the twelfth century as a planned trading town on a tidal creek off the Humber, and for a time it was one of the most important ports and boroughs in the East Riding. Its wealth is written in the great church of St Augustine, the “King of Holderness”, built on a scale far beyond the needs of the town today, and in its ancient charters and civic regalia, some of the oldest in the country. As the neighbouring port of Hull grew, however, Hedon’s Haven silted up and its trade declined, and the town settled into the role of a quiet Holderness market town.
That long history still shapes Hedon. The medieval street pattern and the great church survive at its heart, surrounded by Victorian and interwar streets, post-war and modern estates and newer edge developments. In the early twentieth century Hedon Aerodrome gave the town a place in aviation and motor-racing history. Today Hedon is an affordable, friendly market town within easy reach of Hull, prized for its heritage, its community and its value, a small place with a genuinely big story.
Hedon through the ages
A quick timeline of the moments that shaped the town you would be buying into.
| Year | Milestone |
|---|---|
| 12th century | Hedon is founded as a planned trading town on a tidal creek off the Humber, and becomes an important borough and port. |
| Medieval | St Augustine’s Church, the “King of Holderness”, is built on a grand scale; Hedon gains its ancient charters and regalia. |
| Later medieval | The Haven silts up and Hull takes the trade; Hedon settles into the role of a Holderness market town. |
| Early 20th c. | Hedon Aerodrome becomes a pioneer flying and motor-racing ground in the 1910s and 1920s. |
| 1964 | The Hull–Withernsea railway closes; Hedon loses its station and becomes a road-and-bus commuter town. |
| 21st c. | An affordable, characterful market town within easy reach of Hull, prized for its heritage, community and value. |
Famous connections
A few of the people and stories that put Hedon on the map.
One of the oldest boroughs in England
Hedon is one of the most ancient boroughs in the country, with charters and civic regalia among the oldest anywhere, a genuine source of local pride.
The “King of Holderness”
St Augustine’s Church, so large for the size of the town, is nicknamed the “King of Holderness”, one of the finest medieval churches in the East Riding.
A port that rivalled Hull
Before its Haven silted up, Hedon was a busy port that once rivalled its great neighbour Hull, a remarkable piece of local history.
Looking beyond the mortgage
Buying a home in Hedon is a major commitment, and the mortgage is only part of the picture. Whatever you buy, the right protection can help keep the home yours if life does not go to plan.
Life cover
Pays out a lump sum if you die during the policy term, typically arranged to clear the mortgage so your family can stay in the home.
Critical illness cover
Pays out if you are diagnosed with a serious illness the policy covers, helping you keep up payments while you focus on recovery.
Income protection
Replaces part of your income if you cannot work due to illness or injury.
Life insurance, critical illness cover and income protection are what we do. We don't arrange mortgages ourselves; we introduce you to carefully selected, FCA-regulated mortgage advisers, and make sure your protection is set up properly alongside it.Talk to us →
Things people don't always tell you about Hedon
Beyond the brochure, a few honest points worth weighing before you commit to buying here.
Hedon compared with nearby towns
How Hedon sits against the places buyers most often weigh against it, a quick, indicative comparison.
| Town | Rough average price | Station? | Character |
|---|---|---|---|
| Hedon | ~£170k–£210k | No (road/bus to Hull, ~6 miles) | The ancient, affordable Holderness market town east of Hull, a great church, real history, easy Hull commute, no station |
| Hull | ~£140k–£170k | Yes (Hull Paragon, mainline) | The big city to the west, the cheapest entry, a 24-hour A&E, the marina, the university and the widest choice of jobs |
| Withernsea | ~£130k–£160k | No | The affordable Holderness seaside town further east, beach and value, but remote, with no A&E and coastal-erosion honesty |
| Beverley | ~£300k–£340k | Yes (Hull–Scarborough line, fast) | The affluent historic county town north-west, the priciest East Riding town, superb schools, fast Hull commute |
| Hessle | ~£220k–£260k | Yes (Hull–Doncaster line) | The affluent Humber-side town by the Humber Bridge west of Hull, strong commuter belt, Hull Royal close |
Pros & cons of living in Hedon
An honest, balanced summary to weigh up.
| In its favour | To weigh carefully |
|---|---|
| A characterful, affordable market town | No railway station (a road or bus commute to Hull) |
| A magnificent medieval church, the “King of Holderness” | Low-lying Holderness, flood & drainage checks near the water |
| Genuine history, an ancient borough and its Haven | Fewer high-end homes and amenities than Beverley |
| An easy road or bus commute into Hull (~6 miles) | No motorway directly (via Hull) |
| A full A&E only about six miles away in Hull | Older & period homes need survey/consent checks |
| Good value for first-time buyers & families | New-build on the low ground needs drainage checks |
| A friendly, walkable small-town community | Rail journeys mean a trip to Hull Paragon first |
Villages & areas around Hedon
Many buyers who love Hedon look just outside it too, a quick guide.
Who tends to move to Hedon?
Understanding your fellow buyers helps you read the market and pitch an offer.
First-time buyers & families
People drawn by Hedon’s affordability, its character and community, and the easy Hull commute, weighing the flood check on the low ground and the road or bus commute rather than a train.
Downsizers & retirees
People wanting a friendly, walkable, affordable small town with genuine history and a full A&E only about six miles away in Hull, factoring in the flood-awareness near the water.
Hull commuters (by car or bus)
People happy to commute by road or bus into east Hull (about six miles) who want a characterful market town at an affordable price rather than a rail-commuter base.
What your money buys in Hedon
A rough sense of what different budgets tend to secure, indicative only, and hugely dependent on position and condition.
Your move to Hedon, step by step
A simple order of play that keeps things on track.
1. Get your budget straight
Work out your deposit and the true monthly cost (mortgage, council tax, insurance, which flood risk on the low ground can affect, and SDLT, which is modest at Hedon’s values), and get a mortgage in principle so you can move quickly.
2. Do your homework on the property
Check surface-water and tidal flood and drainage risk (especially near the Haven and the low ground), check estate-management terms on a new-build, get a full building survey (wise on older and period homes) and check any listed-building consents, and check school catchments, before you fall in love.
3. Line up the right people
A mortgage adviser, a good surveyor and a local conveyancer will save you time, money and stress. We can introduce you to the first.
Already live in Hedon?
This guide isn't just for people moving in. If you already own here, a few moments now can save a lot later.
If your current mortgage deal is within about six months of ending, it's usually worth reviewing your options rather than drifting onto your lender's standard variable rate, which is often more expensive. And whether or not you're moving, it's worth checking that your protection still matches your life. We can introduce you to an FCA-regulated mortgage adviser, and review your life cover, critical illness cover and income protection alongside it.
Review my options →In summary: buying in Hedon
If you are weighing up a move to the town, here is the honest bottom line.
Quick tips before you buy in Hedon
- Enjoy the town, St Augustine’s Church, the market place and the independent shops and pubs on the doorstep.
- Make the most of the setting, the Holderness countryside, the Humber foreshore toward Paull, and the coast at Withernsea within easy reach.
- Note the transport honestly. There is no railway station; plan around a road or bus commute into east Hull, then rail from Hull Paragon.
- Understand the A&E position, no hospital in the town, but Hull Royal Infirmary (a full A&E) is only about six miles away.
- Check surface-water and tidal flood and drainage risk carefully for any home near the Haven or on the low ground, and confirm insurance and Flood Re eligibility.
- On a new-build, check estate-management charges, drainage and warranty; on an older or period home, check consents and get a full survey.
- Confirm the council tax and band. Hedon Band D is £2,526.70 for 2026/27.
- For schools, check catchment and read the latest reports, Holderness Academy at Preston (report card, 2025) is the catchment secondary; Inmans Primary continues to be good.
- Budget realistically, Hedon is among the more affordable East Riding towns, a genuine plus for first-time buyers.
- Get a full building survey on an older or period home, and check the estate management and tenure on a new-build.
- Check the radon position, the East Riding lowland is generally lower risk, but check the postcode on ukradon.org.
- Explore the town and the Holderness villages to get a feel for the different areas.
- Consider the villages, Preston, Paull, Thorngumbald, Burstwick, if you want a more rural feel near the town.
- Get a mortgage agreement in principle before you start viewing in earnest.
Nearby areas worth considering
If you are weighing Hedon against the surrounding area, these are the places buyers most often compare.
Hull
The city to the west, about six miles away, big-city shopping, the marina, the university and a 24-hour A&E (Hull Royal Infirmary), with its own guide.
Withernsea
The affordable Holderness seaside town further east along the A1033, beach and value, though remote, with its own guide.
Hessle
The affluent Humber-side town by the Humber Bridge west of Hull, a strong Hull commuter belt with Hull Royal close, with its own guide.
Beverley
The affluent historic county town north-west, the priciest East Riding town, superb schools and a fast Hull commute, with its own guide.
Cottingham
The large, sought-after “village” between Beverley and Hull, a University of Hull hub with a fast Hull rail link, with its own guide.
Family Protection
Whichever area you choose, the right life cover, critical illness cover and income protection matter just as much as the mortgage.
Talk to us about family protection →Speak to Us
Researching Hedon or a nearby area? We are always happy to point people in the right direction.
Ask us where to start →Is this the right route for you?
This is likely a good fit if…
- You are buying, moving or remortgaging in Hedon and want help comparing lenders rather than relying on one bank’s own range.
- You are employed or self-employed with reasonably clean credit and a deposit of around 5% or more.
- You want the mortgage and the protection that goes with it sorted together, rather than as two separate jobs.
- You would rather someone else dealt with the lender, the paperwork and the chasing.
We do not advise on the mortgage ourselves. The mortgage advice comes from a separately regulated firm we introduce you to.
Not sure it fits? Ask us anyway.
Frequently asked questions
Is Hedon a good place to live?
Is Hedon expensive?
Does Hedon have a railway station?
Does Hedon have a hospital with A&E?
Does Hedon have good schools?
What is Hedon known for?
What salary do you need to buy in Hedon?
How much is stamp duty on a Hedon property?
How much is council tax in Hedon?
Which police and fire services cover Hedon?
Is Hedon a safe place to live?
What is there to do in Hedon?
What is broadband like in Hedon?
Is Hedon good for families?
Is flooding a problem in Hedon?
What searches should I expect when buying in Hedon?
How do I get started with a mortgage for Hedon?
Can existing homeowners in Hedon benefit from a mortgage review?
Useful resources
Need help?
Whether you're researching Hedon, planning a move, reviewing your finances or simply exploring your options, we're always happy to point people in the right direction.
By submitting your details you agree that your contact information will be passed to a carefully selected, FCA-regulated mortgage adviser.
Also for homeowners in Hedon: Equity release in Hedon: releasing tax-free cash from your home in later life.
Other money guides for Hedon
Buying is one piece of it. These cover the rest of the picture in Hedon.
Protecting the mortgage is the part we advise on ourselves. Read how mortgage protection insurance works, including which type of cover suits which situation.
Short reads that work through the local numbers. No sales pitch.