Apartment 39 Regent House, Barnsley, South Yorkshire, S70 2AT

Description

One-bedroom town centre apartment in superb condition, located on the upper floor of the building and accessible via a secure key fob system with an intercom. The property is tenanted and the rental income is currently £600pcm. Photos prior to occupancy. Photos of similar apartment.

Accommodation

Open-plan living room-kitchen, double bedroom and shower room. Communal laundry room within the building.

Location

Located in the heart of Barnsley, with the M1 motorway, local bus routes and train stations nearby. Local amenities include schools, shopping facilities, hospitality establishments and hospitals.

Tenure / Property Information

Tenure	Leasehold
Lease	Leasehold; lease term not stated
Occupancy	Tenanted
EPC	C
Council Tax	Band A

Investment Analysis

Completed sales in Regent House show £37,000–£45,000 for leasehold flats, including £45,000 in March 2026. As the comparables are a different apartment number and lease term, service charges and other lease details are unknown, a cautious base GDV of £40,000 is adopted, with a supported scenario range of £37,500–£45,000. The current £600pcm rent is passing rent, not an external market-rent estimate.

Investment Snapshot

Guide Price	£15,000 - £30,000
HB Estimated GDV	£40,000
Refurbishment Budget	£0
Estimated Monthly Rent	£600 pcm
Estimated Annual Rent	£7,200 pa
Gross Yield on Guide	24%
Gross Yield on Project Cost	21.4%

Strategy Recommendation

Consider as a tenanted BTL only if the lease, service charges, ground rent, tenancy documentation and all auction charges are acceptable. Do not rely on the illustrative refinance or flip margins without full due diligence.

Works Required

No specific refurbishment works are described and the apartment is stated to be in superb condition. Allowance is therefore £nil for the illustrative calculations, subject to inspection and confirmation that the photographs accurately represent Apartment 39 rather than a similar apartment.

Rental & Market Context

HB Estimated Market Rent

£600 pcm

No sufficiently specific external rental comparable identified.

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Regent House, 11, Regent Street, Barnsley, Barnsley, S70 2at 2026-03-10 · Flat/Maisonette · Leasehold	£45,000
Regent House, 11, Regent Street, Barnsley, Barnsley, S70 2at 2025-03-28 · Flat/Maisonette · Leasehold	£37,500
Regent House, 11, Regent Street, Barnsley, Barnsley, S70 2at 2024-03-21 · Flat/Maisonette · Leasehold	£38,000
Regent House, 11, Regent Street, Barnsley, Barnsley, S70 2at 2024-03-19 · Flat/Maisonette · Leasehold	£38,000
Regent House, 11, Regent Street, Barnsley, Barnsley, S70 2at 2023-11-24 · Flat/Maisonette · Leasehold	£37,000

Potential BRRR Position

Base Project Cost	£33,600
Base GDV	£40,000
75% Refinance	£30,000
Indicative Cash Left In	£3,600
Equity Before Finance / Tax	£6,400

Using a £30,000 purchase figure, nil identified refurbishment allowance and the known £3,600 administration charge gives an illustrative total of £33,600 before unknown buyer premium and other charges. A 75% refinance of the £40,000 base GDV is £30,000, leaving approximately £3,600 before finance and tax. Refinance is not assured and depends on lender valuation, lease terms, rent evidence and property costs.

Buy-to-Let Analysis

At the £30,000 upper guide figure, the £600pcm passing rent produces £7,200 annual rent and a 24.00% gross yield before costs. Including the known £3,600 administration charge, the illustrative gross yield is 21.43%. Actual net performance cannot be established because service charge, ground rent, insurance, management, maintenance, tenant and lease details are not supplied.

Flip Analysis

Against a £40,000 base GDV, the illustrative £33,600 purchase-plus-known-cost figure leaves £6,400 before selling costs, finance, tax and any refurbishment. A reliable flip surplus cannot be stated because buyer premium, other acquisition charges and selling costs are unknown.

Investor Risks & Due Diligence

• Lease term is not stated.

• Service charge, ground rent and other leasehold costs are not supplied.

• Buyer premium and additional auction, legal and transfer charges are unknown.

• Photographs were taken before occupancy and include photographs of a similar apartment, so current condition is not fully evidenced.

• Tenancy terms, tenant status and rent-payment history are not supplied.

• The £37,000–£45,000 comparables relate to Apartment 11 rather than Apartment 39.

Recommendation

Consider as a tenanted BTL only if the lease, service charges, ground rent, tenancy documentation and all auction charges are acceptable. Do not rely on the illustrative refinance or flip margins without full due diligence.

Strategy Rating

HB Rating

★★★☆☆

Analysis Confidence

Confidence

Medium

There are several same-building completed sales and confirmed passing rent, but the comparables are a different apartment, lease term and recurring property costs are missing, and buyer and other auction charges are not quantified.