Apt 715 Egerton Street, Sheffield, South Yorkshire, S1 4JX

Description

Modern Premier Ensuite student room within the popular Nebula student accommodation development, with a spacious bedroom, dedicated study area, fitted storage and private ensuite wet room. Residents have access to shared kitchen and dining areas, a gymnasium, communal lounges, and social and study spaces.

Accommodation

Premier Ensuite Room with Private Wet Room

Location

Nebula is positioned on Egerton Street, within easy reach of Sheffield city centre, Sheffield Hallam University and the University of Sheffield. The development is close to shops, restaurants, bars, entertainment venues and public transport connections.

Tenure / Property Information

Investment Analysis

The five supplied HM Land Registry comparables at Spectrum Apartments, the same postcode but a different named development, range from £20,000 to £62,000, with a median of £25,000. Because the comparables are mixed in type and value and are not confirmed to be Nebula student rooms, the £25,000 base GDV is indicative only. The evidence-supported scenario range is £20,000 to £62,000.

Investment Snapshot

Strategy Recommendation

Investigate as a potential low-cost, income-led student-room purchase only after reviewing the lease, service-charge and ground-rent position, operator restrictions, rent evidence and all special-condition costs. Do not rely on the headline yield or refinance surplus without that verification.

Works Required

No refurbishment defects or works are evidenced. The room is described as modern with a private ensuite wet room. Allowance is therefore £0 in the base calculation, subject to inspection and legal-pack review; service charges and other property-specific costs are not quantified.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £5,000 guide, adding the stated £3,600 admin charge gives a known base cost of £8,600 before unspecified charges. Applying 75% of the £25,000 base GDV gives an indicative refinance figure of £18,750 and theoretical cash left in of negative £10,150. This is not a finance approval and depends on valuation, lease terms, lender acceptance of the student-room model, service charges and legal-pack costs. No refurbishment budget is evidenced.

Buy-to-Let Analysis

Using the auctioneer's estimate of £135 per week, annual gross rent is £7,020, equivalent to £585 per month. This produces a calculated gross yield of 140.4% on the £5,000 guide and 81.63% on the £8,600 guide plus stated £3,600 admin charge. These figures are highly sensitive to the unusually low purchase price and exclude service charges, ground rent, management, voids, finance, tax and other auction costs. The rent is an estimate and the room is vacant.

Flip Analysis

The base GDV is £25,000 against known purchase and admin costs of £8,600, implying £16,400 equity before finance, tax and selling costs. A formal flip surplus cannot be established because no supported selling allowance, additional purchase costs, finance costs or refurbishment allowance is provided. The comparables are also not confirmed as directly equivalent Nebula rooms.

Investor Risks & Due Diligence

• The five comparable sales are for Spectrum Apartments rather than the stated Nebula development and range from £20,000 to £62,000.

• The auctioneer's £7,020 rent is an estimate based on 52 weeks and a previous £135 per week letting, not confirmed current passing rent.

• The lease term, service charge, ground rent and other lease obligations are not supplied.

• Special Conditions may require search fees, seller-cost reimbursement, legal fees, transfer fees and other charges.

• The property is vacant, so future occupancy and income are not assured.

• Theoretical refinance calculations depend on lender acceptance, valuation and the legal and operational structure of the student room.

Recommendation

Investigate as a potential low-cost, income-led student-room purchase only after reviewing the lease, service-charge and ground-rent position, operator restrictions, rent evidence and all special-condition costs. Do not rely on the headline yield or refinance surplus without that verification.

Strategy Rating

Analysis Confidence

The guide, admin charge, room description, auctioneer rent estimate and completed sales are supplied, but the comparables are from a different named development, values vary materially, and lease term, service charges, ground rent, further fees and current rent evidence are unavailable.