34 Westminster Road, Hull, MA 02045

34 Westminster Road Hull MA 02045
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Owner Information
Owner 1
Patrick F Cannon
Owner 2
Gail E Cannon
Owner's Address
14B Eastern Ave Hull, MA 02045
Market Sale Information
Most recent sale date
2/13/2017
Previous sale date
2/8/2005
Transfer document #
48105-216
Previous transfer document
29938-074
Grantor
Patrick F Cannon
Previous grantor
Patrick F Cannon
Most recent sale price
$1.00
Previous sale price
$115,800.00
Site Information
Property ID
29-144
Lot Size
0.19
Use Code
101 - Residential, single family
Zoning
SFB
Building Style
Col/Old Styl
Number of Rooms
6
Stories
Number of Beds
3
Year Built
1910
Number of full baths
1
Condition
Good-Vg
Number of half baths
0
Finished Area
1680
Number of Kitchen
Gross Living Area
Number of Fireplaces
Bsmnt floot
Number of parking
0
Interior walls
Plaster
Floor type
Carpet/Lamin
Solar Hot Water
No
Roof Structure
Gable
Heating type
Forced H/A
Roof Cover
Asphalt Sh
Heating fuel
Gas
Frame type
Wood
Air Condition (%)
Sidings
Vinyl
Assessment Information
Fiscal Year
2024
Land Value
$219,600.00
Total value
$471,700.00
Building value
$242,200.00
Estimated tax
$5,740.00
Yard improvement value
$9,900.00
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Certified Mass Appraisal
Comparable Properties
Mailing Labels $Valuation Report
  • Total Appraisal
  • Building Appraisal
  • Land Appraisal
  • Last Sale Price
  • Net Living Area
  • Number of Bedrooms
  • Lot Size
  • Year Built
Address 34 Westminster Road Photo Plan Map Proximity Last Sold Price Net Living Area Stories Sale Price/sft $0.00 Style Col/Old Styl Age 1910 Rooms 6 Bedrooms 3 Full baths 1 Half baths 0 Gross Living Area Heating Fuel Gas Detached Garage Lot Size 0.19 Roof Cover Asphalt Sh AEM Value - Building $242,200.00 AEM Value - Land $219,600.00 AEM Value - Other $9,900.00 AEM Value - Total $471,700.00
A) 16 Massasoit Avenue 0.2 1/15/2025 $708,000 1,344 $526.79 Cape 1950 7 3 2 0 Gas 0.1 Asphalt Sh $216,400 $189,000 $2,500 $407,900
B) 74 Samoset Avenue 0.3 3/3/2025 $1,225,000 1,965 $623.41 Colonial 1916 7 4 2 1 Gas 0.13 Asphalt Sh $275,500 $202,000 $5,900 $483,400
C) 23 Fairmount Way 0.4 11/1/2024 $800,000 1,425 $561.40 Colonial 1920 6 3 2 0 Gas 0.2 Asphalt Sh $193,000 $225,400 $600 $419,000
D) 90 Bay Street 0.4 1/17/2025 $739,000 1,780 $415.17 Col/Old Styl 1910 6 3 1 1 Gas 0.06 Asphalt Sh $257,900 $168,500 $0 $426,400
E) 6 Sagamore Terrace 0.4 12/31/2024 $480,000 1,358 $353.46 Col/Old Styl 1900 6 3 1 1 Gas 0.14 Asphalt Sh $219,800 $226,700 $300 $446,800
F) 14 Fairmount Way 0.5 1/24/2025 $740,000 1,545 $478.96 Col/Old Styl 1906 6 3 1 0 Gas 0.06 Asphalt Sh $296,600 $156,900 $0 $453,500
G) 6 Warfield Avenue 0.5 1/10/2025 $577,500 1,484 $389.15 Bungalow 1910 8 3 1 0 Gas 0.21 Asphalt Sh $167,700 $270,700 $400 $438,800
H) 26 Roosevelt Avenue 0.5 10/25/2024 $585,000 1,372 $426.38 Col/Old Styl 1920 8 4 1 0 Oil 0.09 Asphalt Sh $219,900 $200,700 $0 $420,600
I) 15 Clifton Avenue 0.6 1/29/2025 $1,700,000 2,025 $839.51 Colonial 1930 8 4 1 0 Gas 0.28 Asphalt Sh $230,000 $419,900 $200 $650,100
J) 126 Samoset Avenue 0.6 9/20/2024 $669,000 1,386 $482.68 Colonial 1910 7 4 1 0 Gas 0.08 Asphalt Sh $190,600 $178,200 $0 $368,800
K) 30 Bay Street 0.6 1/31/2025 $825,000 1,694 $487.01 Colonial 1910 5 2 3 0 Oil 0.1 Asphalt Sh $465,900 $202,000 $4,000 $671,900
L) 582 Nantasket Avenue 0.6 9/30/2024 $735,000 1,436 $511.84 Bungalow 1927 6 2 1 0 Gas 0.11 Asphalt Sh $142,500 $192,000 $200 $334,700
M) 15 Packard Avenue 0.7 11/14/2024 $610,000 1,602 $380.77 Cape 1950 6 4 2 0 Electric 0.16 Asphalt Sh $320,000 $202,800 $0 $522,800
N) 246 Kingsley Road 0.7 10/16/2024 $228,847 1,478 $154.84 Split Levl 1956 7 3 1 1 Gas 0.12 Asphalt Sh $176,000 $182,000 $0 $358,000
O) 122 Manomet Avenue 0.7 3/3/2025 $1,090,000 2,053 $530.93 Colonial 1920 9 6 1 1 Gas 0.16 Asphalt Sh $388,800 $291,100 $2,600 $682,500
# Address Last Sold Sale Price Dist(m) Style LA (sq ft) Lot(ac) BR F-HB
@ 34 Westminster Road 2/13/2017 $1 0 Col/Old Styl 1,680 0.19 3 1-0 -
  Criteria
A 16 Massasoit Avenue 1/15/2025 $708,000 0.2 Cape 1,344 0.1 3 2-0
B 74 Samoset Avenue 3/3/2025 $1,225,000 0.3 Colonial 1,965 0.13 4 2-1
C 23 Fairmount Way 11/1/2024 $800,000 0.4 Colonial 1,425 0.2 3 2-0
D 90 Bay Street 1/17/2025 $739,000 0.4 Col/Old Styl 1,780 0.06 3 1-1
E 6 Sagamore Terrace 12/31/2024 $480,000 0.4 Col/Old Styl 1,358 0.14 3 1-1
F 14 Fairmount Way 1/24/2025 $740,000 0.5 Col/Old Styl 1,545 0.06 3 1-0
G 6 Warfield Avenue 1/10/2025 $577,500 0.5 Bungalow 1,484 0.21 3 1-0
H 26 Roosevelt Avenue 10/25/2024 $585,000 0.5 Col/Old Styl 1,372 0.09 4 1-0
I 15 Clifton Avenue 1/29/2025 $1,700,000 0.6 Colonial 2,025 0.28 4 1-0
J 126 Samoset Avenue 9/20/2024 $669,000 0.6 Colonial 1,386 0.08 4 1-0
K 30 Bay Street 1/31/2025 $825,000 0.6 Colonial 1,694 0.1 2 3-0
L 582 Nantasket Avenue 9/30/2024 $735,000 0.6 Bungalow 1,436 0.11 2 1-0
M 15 Packard Avenue 11/14/2024 $610,000 0.7 Cape 1,602 0.16 4 2-0
N 246 Kingsley Road 10/16/2024 $228,847 0.7 Split Levl 1,478 0.12 3 1-1
O 122 Manomet Avenue 3/3/2025 $1,090,000 0.7 Colonial 2,053 0.16 6 1-1
Averages 82 days $780,823 0.51 --- 1,596 0.13 --- ---  

Estimation of Market Value - $800,716

As of today, 03/10/2025, the estimated market value of 34 Westminster Road, Hull considering the above 15 comparable properties is $800,716.

 

In estimating the current market value, RealtyInSite follows the sales comparison (market) approach which is an approach based on the principles of supply and demand (principle of change) and the principle of substitution. The principle of substitution assumes that a prudent person will pay no more for a property than it would cost to purchase a comparable substitute property.

 

Comparable sales data are applied to arrive at an estimate of value. By default, comparable properties are those properties located within 1 mile of the subject property that have sold within the last 6 months and have a similar size of living area. The table shown above lists the comparable properties that were considered. Note that which properties are considered comparables can be adjusted by varying the selection criteria or deleting non-representative properties.

Neighboring Properties
Mailing Labels
  • Total Appraisal
  • Building Appraisal
  • Land Appraisal
  • Last Sale Price
  • Net Living Area
  • Number of Bedrooms
  • Lot Size
  • Year Built
# Address Last Sold Sale Price Dist(m) Style LA (sq ft) Lot(ac) BR F-HB
@ 34 Westminster Road 2/13/2017 $1 0 Col/Old Styl 1,680 0.19 3 1-0 -
  Criteria
A 40 Westminster Road 1/1/1900 $0 0.0 Bungalow 1,145 0.08 2 1-0
B 51 Mountford Road 9/13/2000 $175,000 0.0 Bungalow 1,596 0.08 2 1-0
C 32 Westminster Road 9/27/2024 $550,000 0.0 Ranch 900 0.16 3 1-0
D 44 Westminster Road 3/16/2020 $1 0.0 Ranch 1,679 0.08 2 1-0
E 53 Mountford Road 4/17/2014 $295,000 0.0 Bungalow 900 0.18 2 1-0
F 39 Westminster Road 1/31/2003 $186,000 0.0 Bungalow 1,237 0.09 1 1-0
G 0 Westminster Road-Lot 143 6/1/1973 $0 0.0 0.09 0 0-0
H 0 Westminster Road-Lot 107 12/8/1999 $1,000 0.0 0.09 0 0-0
I 42 Mountford Road 1/1/1900 $0 0.0 Split Levl 1,196 0.26 3 1-0
J 31 Westminster Road 1/11/2017 $1 0.0 Bungalow 918 0.09 2 1-0
K 0 Westminster Road-Lot 106 12/15/1988 $0 0.0 0.09 0 0-0
L 0 Mountford Road-Lot 124 1/16/2001 $2,000 0.0 0.19 0 0-0
M 27 Westminster Road 7/30/2024 $850,000 0.0 Bungalow 1,536 0.09 3 1-0
N 50 Westminster Road 5/23/2023 $910,000 0.0 Colonial 3,333 0.25 3 2-1
O 0 Mountford Road-Lot 126 $0 0.0 0.44 0 0-0
P 22 Mountford Road 2/20/2014 $320,000 0.0 Cape 2,040 0.18 3 2-0
Q 25 Westminster Road 11/12/1999 $130,000 0.0 Bungalow 1,108 0.09 2 1-0
R 57 Westminster Road 11/27/2012 $268,420 0.0 Contemp`Ry 1,624 0.21 2 1-0
S 39 Nantasket Road 5/8/1995 $35,500 0.0 Ranch 1,008 0.19 3 1-0
T 46 Whitehead Avenue 2/28/2001 $1 0.0 Split Levl 1,394 0.21 3 1-0
U 50-B Whitehead Avenue 2/7/2025 $367,000 0.0 Gambrel 805 0.04 3 1-0
V 48 Whitehead Avenue 6/1/2023 $570,000 0.0 Cape 1,608 0.14 3 1-1
W 50-C Whitehead Avenue 5/22/2020 $100 0.0 Colonial 1,323 0.19 3 1-1
X 23 Westminster Road 9/22/2020 $1 0.0 Bungalow 864 0.09 2 1-0
Y 40 Whitehead Avenue 10/21/2020 $100 0.0 Bungalow 2,822 0.16 3 1-0
Z 29 Nantasket Road 12/2/2011 $1 0.0 Col/Old Styl 1,699 0.37 4 1-0
- 59 Mountford Road 6/9/2016 $387,000 0.1 Colonial 1,888 0.37 3 1-1
- 14 Mountford Road 2/12/2021 $1 0.1 Bungalow 864 0.19 2 1-0
- 50-A Whitehead Avenue 10/30/2023 $565,000 0.1 Gambrel 874 0.04 3 1-0
- 45 Nantasket Road 7/1/2018 $375,000 0.1 Ranch 1,390 0.21 2 1-0
- 10 Second Street 3/10/2016 $1 0.1 Bungalow 700 0.12 2 1-0
- 38 Whitehead Avenue 6/3/2019 $445,000 0.1 Multi-Conv 2,124 0.07 4 2-0
- 0 Mountford Road-Lot 115 1/1/1900 $0 0.1 0.1 0 0-0
- 50 Whitehead Avenue 3/4/2021 $1 0.1 Col/Old Styl 1,052 0.05 3 1-0
- 47 Nantasket Road 1/29/2021 $380,000 0.1 Ranch 1,488 0.16 2 1-0
- 36 Whitehead Avenue 7/15/1988 $20,000 0.1 Bungalow 1,934 0.07 3 2-0
- 58 Westminster Road 5/20/2002 $264,000 0.1 Ranch 1,554 0.16 3 1-1
- 17 Nantasket Road 9/20/2019 $685,000 0.1 Store 5,760 0.29 0 0-2
- 54 Whitehead Avenue 1/24/1980 $15,000 0.1 Colonial 1,512 0.21 3 1-0
- 12 Mountford Road 11/1/2004 $344,900 0.1 Bungalow 1,464 0.17 3 1-0
- 57 Nantasket Road 4/6/1995 $35,000 0.1 Bungalow 1,236 0.1 2 1-1
- 62 Mountford Road 11/15/2013 $195,000 0.1 Ranch 1,144 0.39 2 2-0
- 34 Whitehead Avenue 1/1/1900 $0 0.1 Colonial 1,623 0.07 4 1-1
- 59 Nantasket Road 12/30/2004 $295,000 0.1 Bungalow 1,063 0.05 3 1-0
- 0 Whitehead Avenue 7/27/2018 $350,000 0.1 0.09 0 0-0
- 15 Second Street 2/28/2013 $1 0.1 Colonial 2,146 0.37 4 2-0
- 47 Whitehead Avenue 7/27/2018 $350,000 0.1 Colonial 1,226 0.09 2 1-0
- 43 Whitehead Avenue 9/26/2019 $10 0.1 Ranch 882 0.18 2 1-0
- 69 Nantasket Road 1/1/1900 $0 0.1 Colonial 1,350 0.1 4 1-1
- 68 Mountford Road 1/1/1900 $0 0.1 Col/Old Styl 1,579 0.12 4 1-1
- 62 Westminster Road 12/31/2020 $100 0.1 Colonial 873 0.15 4 0-0
- 3 Second Street 7/29/2016 $320,000 0.1 Colonial 1,624 0.17 4 1-0
- 49 Whitehead Avenue 1/14/2021 $503,000 0.1 Ranch 1,292 0.25 3 2-0
- 30 Whitehead Avenue 11/30/2007 $335,000 0.1 Bungalow 1,560 0.18 3 1-0
- 75 Mountford Road 2/4/2010 $1 0.1 Split Ent 1,842 0.21 3 1-0
- 1 Mountford Road 1/1/1900 $0 0.1 Colonial 1,608 0.13 3 2-0
- 407 Nantasket Avenue 2/2/1996 $1 0.1 Old/Mix 9,679 0.45 15 13-0
- 56 Whitehead Avenue 12/28/2015 $299,900 0.1 Col/Old Styl 2,156 0.1 4 1-0
- 39 Whitehead Avenue 7/28/2022 $1 0.1 Ranch 2,968 0.18 3 1-0
- 72 Mountford Road 10/11/2012 $388,000 0.1 Colonial 2,281 0.12 4 2-1
- 55 Whitehead Avenue 4/1/2024 $300,000 0.1 Col/Old Styl 1,737 0.07 4 1-1
- 0 Nantasket Road-Lot 121 12/17/2001 $1 0.1 0.08 0 0-0
- 42 Edgewater Road 3/29/2001 $235,000 0.1 Cape 1,728 0.17 3 1-0
- 46 Edgewater Road 1/15/1999 $285,000 0.1 Contemp`Ry 4,838 0.26 3 2-1
- 28 Whitehead Avenue 10/20/2020 $100 0.1 Colonial 1,504 0.11 4 1-1
- 0 Westminster Road-Lot 113 1/1/1900 $0 0.1 0.11 0 0-0
- 85 Nantasket Road 12/17/2001 $1 0.1 Col/Old Styl 2,850 0.22 6 1-0
- 56 Nantasket Road 7/14/2015 $0 0.1 Ranch 2,040 0.22 3 2-0
- 18 Third Street 8/15/2014 $200,000 0.1 Ranch 3,296 0.21 3 1-0
- 4 Second Street 3/1/1978 $15,000 0.1 Bungalow 750 0.05 3 1-0
- 14 Third Street 8/21/2014 $1 0.1 Bungalow 1,664 0.23 5 1-0
- 52 Edgewater Road 9/18/2001 $1 0.1 Col/Old Styl 1,864 0.09 2 1-0
- 33 Whitehead Avenue 12/19/2017 $1 0.1 Gambrel 1,528 0.19 4 1-1
- 60 Whitehead Avenue 9/7/2021 $1 0.1 Contemp`Ry 2,144 0.21 3 1-1
- 80 Mountford Road 5/8/2014 $325,000 0.1 Multi-Grdn 2,300 0.21 5 3-0
- 0 Nantasket Avenue-Lot 25 $0 0.1 1.89 0 0-0
- 38 Edgewater Road 12/30/2009 $354,000 0.1 Colonial 1,620 0.17 3 2-1
- 26 Whitehead Avenue 2/7/2008 $1 0.1 Colonial 1,825 0.13 4 1-1
- 54 Edgewater Road 1/23/2017 $430,000 0.1 Colonial 2,134 0.09 3 2-0
- 8 Third Street 7/23/1999 $181,000 0.1 Col/Old Styl 1,331 0.12 3 1-0
- 62 Nantasket Road 1/1/1900 $0 0.1 Bungalow 1,680 0.08 3 1-1
- 83 Mountford Road 10/25/2019 $372,900 0.1 Split Ent 1,652 0.16 4 2-0
- 59 Whitehead Avenue 10/5/2020 $100 0.1 Colonial 2,428 0.18 3 2-1
- 56 Edgewater Road 5/7/2018 $339,000 0.1 Bungalow 792 0.09 2 1-0
- 31 Whitehead Avenue 9/12/2005 $322,000 0.1 Ranch 1,128 0.1 3 1-0
- 64 Nantasket Road 4/27/2022 $300,000 0.1 Bungalow 1,147 0.11 3 1-0
- 401 Nantasket Avenue 1/1/1900 $0 0.1 Bank 1,366 0.45 0 0-1
- 36 Edgewater Road 11/30/1998 $135,000 0.1 Colonial 1,672 0.17 2 1-0
- 1 Second Street 4/30/2013 $210,000 0.1 Col/Old Styl 930 0.03 3 1-0
- 24 Whitehead Avenue 1/10/2002 $1 0.1 Bungalow 1,150 0.14 3 1-0
- 72 Nantasket Road 7/16/1997 $147,000 0.1 Colonial 1,800 0.31 4 1-0
- 62 Whitehead Avenue 3/21/2023 $405,000 0.1 Col/Old Styl 2,129 0.1 3 1-1
- 29 Whitehead Avenue 2/18/2005 $379,000 0.1 Cape 1,783 0.1 4 1-0
- 25 Kingsley Road 11/22/2016 $278,000 0.1 Bungalow 1,149 0.15 3 2-0
- 84 Mountford Road 4/11/2016 $1 0.1 Multi-Grdn 2,189 0.17 6 3-1
- 43 Edgewater Road 1/1/1900 $0 0.1 Colonial 2,079 0.29 4 1-0
- 47 Edgewater Road 10/27/2020 $1,087,000 0.1 Colonial 2,316 0.14 4 2-1
- 61 Whitehead Avenue 12/11/2015 $1 0.1 Bungalow 890 0.09 1 1-0
- 58 Edgewater Road 6/27/2002 $253,000 0.1 Contemp`Ry 2,250 0.05 3 2-1
- 41 Edgewater Road 8/29/2014 $528,000 0.1 Colonial 1,745 0.14 3 1-0
- 49 Edgewater Road 5/15/2017 $834,900 0.1 Colonial 2,320 0.29 2 2-0
- 22 Whitehead Avenue 12/13/2019 $619,000 0.1 Colonial 1,854 0.14 4 1-1
- 103 Nantasket Road 7/3/2019 $1 0.1 0.19 0 0-0
- 60 Edgewater Road 5/2/1994 $80,000 0.1 Colonial 1,344 0.09 3 1-0
- 39 Edgewater Road 12/24/2010 $1 0.1 Colonial 1,560 0.14 4 1-0
- 9 Third Street 5/12/2022 $900,000 0.1 Colonial 3,757 0.24 3 1-1
- 32 Edgewater Road 10/29/1987 $120,000 0.1 Split Ent 2,380 0.19 3 2-0
- 10 Sumner Street 3/26/2021 $450,000 0.1 Split Ent 1,326 0.21 3 1-0
- 410 Nantasket Avenue 9/9/2019 $320,000 0.1 Office 840 0.25 0 0-1
- 51 Edgewater Road 12/16/2020 $640,000 0.1 Col/Old Styl 1,752 0.14 3 1-1
- 412 Nantasket Avenue 9/3/2013 $250,000 0.1 Office 2,836 0.28 0 0-2
- 63 Whitehead Avenue 1/5/1998 $1 0.1 Colonial 1,408 0.09 3 1-0
- 416 Nantasket Avenue 11/12/2020 $445,000 0.1 Cape 2,012 0.15 4 3-0
- 404 Nantasket Avenue 12/2/2016 $400,000 0.1 Repair Gar 4,928 0.24 0 0-1
- 37 Edgewater Road 10/18/2017 $1 0.1 Colonial 1,700 0.29 4 1-0
- 29 Kingsley Road 12/18/2012 $300,000 0.1 Colonial 1,952 0.07 4 2-0
- 1 Newport Road 6/14/2011 $7,000 0.1 0.1 0 0-0
- 62 Edgewater Road 6/14/2013 $220,000 0.1 Col/Old Styl 1,407 0.09 3 1-0
- 418 Nantasket Avenue 10/10/2023 $865,000 0.1 Multi-Conv 3,312 0.16 8 2-1
- 53 Edgewater Road 5/28/2013 $1 0.1 Colonial 3,398 0.2 2 2-0
- 20 Whitehead Avenue 1/4/2005 $1 0.1 Col/Old Styl 2,009 0.11 3 2-0
- 64 Whitehead Avenue 2/27/2019 $1 0.1 Ranch 1,344 0.11 2 1-0
- 22 Sumner Street 6/23/2022 $100 0.1 Ranch 1,040 0.12 3 1-0
- 26 Sumner Street 11/16/1989 $0 0.1 Ranch 900 0.2 3 1-0
- 18 Sumner Street 9/17/2004 $1 0.1 Ranch 1,352 0.11 3 1-0
- 27 Whitehead Avenue 4/28/2020 $1 0.1 Cape 1,560 0.32 2 1-0
- 426 Nantasket Avenue 7/28/2006 $305,000 0.1 Ranch 1,170 0.15 3 1-0
- 14 Sumner Street 3/22/2021 $400,000 0.1 Ranch 864 0.12 2 1-0
- 400 Nantasket Avenue 2/5/2021 $450,000 0.1 Old/Mix 2,968 0.16 3 2-1
- 420 Nantasket Avenue 12/9/2003 $1 0.1 Split Levl 2,020 0.23 4 2-0
- 18 Whitehead Avenue 2/27/2006 $1 0.1 Gambrel 1,669 0.2 4 2-0
- 428 Nantasket Avenue 9/30/2015 $240,000 0.1 Cape 1,448 0.12 4 1-1
- 96 Nantasket Road 3/3/2015 $1 0.1 Colonial 2,268 0.16 2 2-0
- 100 Mountford Road 3/9/1993 $0 0.1 Old/Mix 2,772 0.24 2 1-1
- 28 Sumner Street 7/5/2019 $1 0.1 Ranch 1,714 0.16 2 2-0
- 57 Edgewater Road 1/1/1980 $0 0.1 Colonial 2,863 0.17 6 2-0
- 2 Third Street 3/17/2015 $1 0.1 Gambrel 1,790 0.09 3 2-0
- 34 Kingsley Road 3/22/2016 $473,000 0.1 Colonial 2,390 0.12 3 1-1
- 33 Edgewater Road 10/14/2009 $610,000 0.1 Bungalow 2,523 0.29 2 1-0
- 396 Nantasket Avenue 6/30/2004 $337,500 0.1 Multi-Tnhs 2,280 0.08 2 2-0
Averages 8296 days $196,855 0.08 --- 1,685 0.18 --- ---  
DISCLAIMER: The information in this report was collected from the concerned Assessors Office and Registry of Deeds.  Compu-Links disclaims any and all representations or warranties as to the accuracy of this information
29-144 34 Westminster Road