207A Mansfield Road, Nottingham, Nottinghamshire, NG1 3FS

Description

A fully licensed HMO with six bedrooms, all with en-suite bathrooms, a communal area and fitted kitchen, located in Nottingham city centre. The property sits above a business unit, which is also part of the freehold.

Accommodation

Six en-suite bedrooms, each fitted with a TV; modern fitted kitchen; communal area in the former loft space with seating; outdoor area. The first bedroom is on the ground floor. The first floor contains two further bedrooms and the kitchen. The second floor has rooms 4-6. There is a secure door leading into the outdoor area.

Location

Centrally located in Nottingham city centre. Approximately a five-minute walk into town and around a ten-minute walk to bars and restaurants in Hockley and Market Square. Popular with students from the University of Nottingham and Nottingham Trent University.

Tenure / Property Information

Investment Analysis

The strongest supplied comparable is 215 Mansfield Road at £300,000 in July 2025, recorded as freehold Other. A further same-road sale at 203 Mansfield Road was £235,000 in April 2024, but was a terraced property and is less directly comparable. The £300,000 base GDV is therefore an indicative estimate rather than a formal valuation. The range is constrained by the limited comparable evidence and the inclusion of a leased business unit within the freehold.

Investment Snapshot

Strategy Recommendation

Prioritise as an income-led HMO purchase only if current occupancy, licensing, rent roll and operating costs are verified. The leased business unit adds freehold income/cost-sharing complexity. Do not rely on a flip or refinance uplift without valuation and lender confirmation.

Works Required

No refurbishment works are identified in the supplied description: the HMO is described as fully licensed, with modern kitchen facilities, en-suite bedrooms and communal accommodation. Allow for inspection, compliance checks and any routine maintenance, but no cost is estimated because no defects or required works are evidenced.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £275,000 guide, no identified refurbishment allowance and the £3,600 administration charge gives a base cost of £278,600 before other unknown fees. A 75% refinance against the £300,000 base GDV would be £225,000, leaving indicative cash of £53,600 in the property before finance, tax and other costs. Actual refinancing depends on valuation, lender criteria, HMO treatment, rent evidence and the freehold business-unit arrangement.

Buy-to-Let Analysis

At the auctioneer's estimate of £145 per room per week for six rooms and 50 weeks, annual gross rent is £43,500, equivalent to £3,625 per month. On the £275,000 guide this indicates a 15.82% gross yield, or 15.61% including the £3,600 buyer administration charge. This is an auctioneer estimate based on the property's tenancy during the past year, not confirmed current passing rent; occupancy is not supplied. Operating costs, finance, tax and other acquisition fees are excluded.

Flip Analysis

A £300,000 base GDV against the £278,600 guide-plus-known-cost base leaves £21,400 before selling costs, finance, tax, legal costs and any works. No supported selling-cost allowance or refurbishment budget is available, so a reliable flip surplus cannot be calculated. The limited comparable evidence also makes resale value uncertain.

Investor Risks & Due Diligence

• The £43,500 annual rent is an auctioneer estimate based on the previous year's tenancy, not confirmed current passing rent.

• Current occupancy is not supplied, so the assumed six-room income may not be immediately achievable.

• The business unit is leased to a third party, and the lease terms, rent and full cost-sharing position are not supplied.

• Additional search, seller-cost reimbursement, legal, transfer and other auction fees may apply beyond the £3,600 administration charge.

• The £300,000 GDV relies primarily on one recent same-road comparable and is not a formal valuation.

• No refurbishment allowance is supported by the evidence; inspection and compliance verification remain necessary.

Recommendation

Prioritise as an income-led HMO purchase only if current occupancy, licensing, rent roll and operating costs are verified. The leased business unit adds freehold income/cost-sharing complexity. Do not rely on a flip or refinance uplift without valuation and lender confirmation.

Strategy Rating

Analysis Confidence

The property description, tenure, HMO configuration, auction fee, one recent stronger comparable and an auctioneer rent estimate are supplied. However, current occupancy, passing rents, operating costs, business-unit rent, condition, additional fees and more directly comparable HMO sales are not provided.