25A & 25B Normanton Spring Road, Sheffield, South Yorkshire S13 7BA

Description

Auctioneer: Freehold semi-detached house arranged as two vacant flats with separate entrances. 25A is a two-bedroom flat and 25B is a one-bedroom flat. The auctioneer indicates potential rents of £725 pcm and £650 pcm respectively, giving a combined potential income of £1,375 pcm / £16,500 pa once complete. Both flats have gas central heating and uPVC double glazing; EPC ratings are C and D.

Accommodation

25A: lounge, kitchen/diner, two bedrooms, bathroom and separate WC. 25B: lounge, kitchen/diner, one bedroom and bathroom. Rear yard.

Location

Normanton Spring Road is in east Sheffield, with access toward the Sheffield Parkway, Woodhouse/Darnall rail links and the wider city employment market. The two-unit format should appeal to singles, couples and smaller households where rents are supported by proximity to Sheffield's employment, retail and transport network.

Investment Analysis

Investment Snapshot

Strategy Recommendation

Initial strategy: Multi-Unit Residential Investment / BRRR. The guide price should be treated as the starting point only. A maximum bid should be based on verified legal-pack liabilities, property condition, finance terms and local market evidence rather than the guide alone.

Works Required

• Complete outstanding works to both flats before letting

• Test gas, electrical and heating systems

• Decoration and flooring where required

• Confirm separate services/meters and council-tax arrangements

• Check fire separation, alarms and means of escape for two-unit occupation

Rental & Market Context

The auctioneer's combined potential rent is £1,375 pcm / £16,500 pa once complete. That equates to a high headline yield on guide, but the figure should be tested against final works cost, lawful two-flat use, letting compliance and achievable rent for each unit.

Sold within approximately 5 miles

Reliable recent sold-comparable evidence has not been inserted without property-level verification. Land Registry and closely matched local comparables should be checked for type, condition, tenure and accommodation before setting a maximum bid.

Potential BRRR Position

Illustrative 75% refinance on the HB indicative value range is approximately £90,000–£112,500. Actual refinance depends on lender valuation, rental stress testing, condition, property type, borrower circumstances and seasoning requirements.

Flip Analysis

Indicative gross spread before transaction/finance costs is approximately £40,000–£85,000. This is not profit and excludes SDLT, buyer/admin fees, legal fees, finance, holding costs, professional fees, selling costs, contingency and tax.

Investor Risks & Due Diligence

• Legal pack and title must confirm lawful two-flat use and any planning/building-regulation history

• Confirm each flat can be separately let and insured

• Verify rental evidence before bidding

• Check utilities, fire separation and compliance requirements

• Allow for buyer's premium, administration charge and other legal-pack costs

Recommendation

Initial recommendation: Multi-Unit Residential Investment / BRRR. The opportunity is strongest where the source facts can be verified and the total project cost remains comfortably below a conservatively evidenced end value. Do not bid solely on the headline yield or guide price.

Strategy Rating

Buy-to-Let: ★★★★☆ | BRRR: ★★★★☆ | Flip: ★★★☆☆