30 Gregory Boulevard, Nottingham, Nottinghamshire, NG7 6BG

Description

Five-bedroom fully licensed HMO with each bedroom rented at £589.00 per month, gross income potential of over £35,000 per annum, a spacious cellar, shared living area, communal kitchen and bathroom, additional WC, and off-street parking available.

Accommodation

Ground floor: 1 bedroom, living room and kitchen. First floor: 2 bedrooms, WC and shower room. Second floor: 2 bedrooms. Additional large cellar below the property for storage.

Location

Set on Gregory Boulevard opposite Forest Fields recreation ground, near the heart of Nottingham and a 10-minute walk from Nottingham city centre. The location is described as suitable for students and professionals.

Tenure / Property Information

Investment Analysis

The £275,000 guide is the only current pricing indication. Evidence includes a same-address 2018 sale at £202,750 and a nearby 2024 sale at £220,000, but neither is confirmed as an equivalent licensed five-bedroom HMO. A base GDV of £275,000 is therefore a guide-anchored estimate rather than a formal valuation; a supported downside reference is approximately £220,000. No reliable higher-GDV evidence is supplied.

Investment Snapshot

Strategy Recommendation

Consider as an income-led HMO purchase rather than a flip, subject to confirming the licence, tenancy/rent evidence, condition and all auction charges. Do not rely on the stated gross income alone when setting a bid limit.

Works Required

No specific refurbishment defects or works are evidenced. Allow for inspection and verification of the HMO licence, room condition, communal areas, cellar, EPC, fire-safety arrangements and general maintenance before bidding; no works allowance can be quantified from the supplied evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the guide as the purchase figure and excluding unquantified works and additional auction costs, the base cost is £278,600. A 75% refinance against the £275,000 base GDV would be £206,250, leaving indicative pre-finance cash of £72,350 in the project. Actual refinance capacity depends on lender valuation, HMO criteria, licence verification, rent evidence and finance terms.

Buy-to-Let Analysis

At the stated £589 per room per month, five rooms produce £2,945 pcm or £35,340 annually. This equates to approximately 12.85% gross yield on the £275,000 guide and 12.68% on the guide plus the known £3,600 admin charge. These are gross figures only and exclude finance, operating costs, voids, maintenance, utilities, management, tax and other auction charges. The rent is supplied by the auctioneer/property description and no external rental comparable or passing-rent documentation is provided.

Flip Analysis

A flip assessment cannot be reliably established because no refurbishment budget, selling-cost allowance or higher comparable GDV is supplied. On the guide-anchored £275,000 GDV, the known purchase price plus admin charge already totals £278,600 before works, other auction costs, finance and selling costs.

Investor Risks & Due Diligence

• The stated £35,340 annual income is an auctioneer/property-description estimate and is not independently supported by external rental comparables or passing-rent documentation.

• The property’s condition and any refurbishment, maintenance or compliance costs are not evidenced.

• Additional search, seller-cost reimbursement, legal, transfer and other auction charges are unspecified and excluded from the calculations.

• The £275,000 guide-anchored GDV is not a formal valuation and the supplied comparables are not confirmed equivalent licensed HMO properties.

• Gross yields exclude finance, operating costs, utilities, management, voids, maintenance, tax and other property expenses.

• EPC D may affect future energy-efficiency requirements, although no specific improvement cost is supplied.

Recommendation

Consider as an income-led HMO purchase rather than a flip, subject to confirming the licence, tenancy/rent evidence, condition and all auction charges. Do not rely on the stated gross income alone when setting a bid limit.

Strategy Rating

Analysis Confidence

The property description provides room rents, tenure, HMO status and a guide price, but there is no external rental evidence, no condition survey, no quantified works budget, no detailed operating-cost data and no complete schedule of auction charges. The comparable sales are not confirmed equivalent HMO transactions.