Apartment 518 The Litmus Building, Nottingham, Nottinghamshire, NG1 3NX

Description

This smart, nicely furnished apartment in the desirable Litmus building is situated in the heart of the city, a short walk to shops, bars, restaurants and other amenities. It is also described as suitable for students due to its proximity to Nottingham Trent University campus. The block is secured by a key fob and has a reception team on site through the week. The complex includes a gymnasium and swimming pool.

Accommodation

Large kitchen/living area with a small balcony; one bedroom with a built-in wardrobe.

Location

The property is in the heart of Nottingham, close to shops, bars, restaurants and Nottingham Trent University campus. Nearby transport links include bus, tram and train. Motorpoint area, the City Ground, Meadow Lane and Trent Bridge are also nearby.

Tenure / Property Information

Investment Analysis

Same-building HM Land Registry sales provide the strongest evidence: £145,000 in August 2026 and £173,375 in June 2025, with older sales from £97,000 to £145,000. Because the comparables are a different apartment number and no size, floor, aspect, lease length, service charge or condition details are supplied, a cautious evidence-based range is £145,000–£173,375, with a midpoint base estimate of £159,188. The guide is materially below these sales, but the reason for the discount cannot be established from the evidence.

Investment Snapshot

Strategy Recommendation

Potential value-led purchase or BRRR candidate at the guide, subject to verifying the lease, service charge, ground rent, building management, legal title, buyer premium and apartment-specific valuation. Do not rely on the supplied rent evidence for a BTL decision.

Works Required

No refurbishment works are evidenced. The apartment is described as smart and nicely furnished; inspect before bidding and budget only for any defects or updating actually identified. No works allowance is included in the calculations.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the midpoint GDV estimate, 75% refinance is approximately £119,391 against known purchase and admin costs of £57,600, before finance, tax, buyer premium, legal costs, service charges and any works. The apparent equity is therefore attractive on paper, but the refinance outcome depends on the lender's valuation, lease terms, service charges and full acquisition costs. No refurbishment allowance is supported.

Buy-to-Let Analysis

BTL yield cannot be established reliably. The supplied rents are advertised asking rents for different NG7 areas and are not sufficiently comparable to this NG1 apartment; no auctioneer rent estimate, service charge, ground rent, lease details or management costs are supplied. At the £54,000 guide, the known purchase cost including the £3,600 admin charge is £57,600 before any unspecified buyer premium and other charges.

Flip Analysis

The same-building sales support a broad indicative resale range of £145,000–£173,375, but the comparables are for apartment 195 rather than apartment 518 and may differ in size, position and condition. Against the £54,000 guide plus the known £3,600 admin charge, the gross spread appears substantial; however, no selling-cost allowance, buyer premium, legal costs, finance costs or verified unit-specific valuation is supplied, so a reliable flip surplus cannot be calculated.

Investor Risks & Due Diligence

• The comparable sales relate to apartment 195, not apartment 518, so size, floor, aspect, condition and valuation may differ.

• Lease length, service charge, ground rent and other lease obligations are not supplied.

• A buyer premium may be payable but its amount is unspecified.

• Additional search, legal, transfer, seller-cost reimbursement and other auction charges may apply.

• The supplied rental evidence is advertised asking rent from different NG7 locations and is not a reliable rent for this NG1 apartment.

• Refinance proceeds depend on lender valuation, affordability and lease/building criteria.

• No inspection evidence is supplied despite the analysis relying on the described furnished condition.

Recommendation

Potential value-led purchase or BRRR candidate at the guide, subject to verifying the lease, service charge, ground rent, building management, legal title, buyer premium and apartment-specific valuation. Do not rely on the supplied rent evidence for a BTL decision.

Strategy Rating

Analysis Confidence

There are recent completed sales in the same building and clear guide/admin figures, but the comparables are a different apartment, while lease, service charge, ground rent, buyer premium, costs and directly comparable rent evidence are missing.