5, Merment House (FFF) Block D, 2, Adelaide Lane, SHEFFIELD, South Yorkshire, S3 8BR

Description

Upon Instruction of AMG. Leasehold first floor flat.

Accommodation

Two bedrooms, reception room, kitchen, bathroom/wc. Outside: Balcony.

Location

The property is located on Adelaide Lane. Shopping amenities can be found locally within Sheffield City Centre. Public transport links are available at Sheffield Train Station to the south east along with a network of local bus services serving the surrounding areas. The property is served by road links including the A61 to the south and A6135 to the east. Recreational pursuits can be found locally.

Tenure / Property Information

Investment Analysis

Recent completed sales for the same Merment House Block D property were £121,000 on 11 September 2025 and £148,000 on 31 October 2025. Comparable leasehold flats at Cardigan House Block E, 1 Adelaide Lane, sold for £163,000–£180,000 between October 2025 and June 2026. A supported evidence range is therefore £121,000–£180,000, with £148,000 used as the base GDV. Differences in condition, lease terms, service charges and specification have not been evidenced.

Investment Snapshot

Strategy Recommendation

Proceed only subject to reviewing the lease, service charge, ground rent, special conditions and inspection. The guide appears materially below supplied local completed sales, but BTL is unassessable and the apparent resale margin is highly sensitive to unknown lease and project costs.

Works Required

No specific works are evidenced. Allowance for refurbishment, repairs or upgrades cannot be estimated until the condition is inspected and lease/property information is received.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £80,000 guide, the purchase plus known documentation fee is £81,800 before works and other costs. Applying 75% to the £148,000 base GDV indicates £111,000 gross refinance proceeds and a theoretical £29,200 surplus over this limited cost basis. This is not a reliable cash-left-in calculation because lease terms, lender valuation, works, seller fees, finance costs and tax are unknown.

Buy-to-Let Analysis

BTL assessment is incomplete because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. Rent, service charge, ground rent, lease length and any management or finance costs are also unknown, so yield and cash flow cannot be established. The £81,800 base cost comprises the £80,000 guide plus the £1,800 inclusive-VAT contract documentation fee only; it excludes unknown seller fees, finance, tax and works.

Flip Analysis

The completed sales support a broad resale evidence range of £121,000–£180,000, with £148,000 as the base GDV. Against the guide and known £1,800 documentation fee, the unadjusted base difference is £66,200 before refurbishment, selling costs, finance, tax and any seller fees. A formal flip surplus and maximum bid cannot be established without those inputs.

Investor Risks & Due Diligence

• Lease length, annual ground rent, review provisions and service charge are unknown.

• The seller may charge additional completion fees under the special conditions.

• No sufficiently specific rental evidence or auctioneer rent estimate is available.

• Property condition and any refurbishment requirement are not evidenced.

• Parking and heating information are unavailable.

• Comparable sale prices vary materially from £121,000 to £180,000 and may reflect differences not evidenced in the supplied data.

Recommendation

Proceed only subject to reviewing the lease, service charge, ground rent, special conditions and inspection. The guide appears materially below supplied local completed sales, but BTL is unassessable and the apparent resale margin is highly sensitive to unknown lease and project costs.

Strategy Rating

Analysis Confidence

There are five relevant completed sales, including two for the same property, but lease details, condition, rent, service charges, ground rent, selling costs and some property information are unavailable.