Flat 203 Nebula Egerton House, Sheffield, South Yorkshire, S1 4JX

Description

A tenanted classic en-suite student bedroom within the popular Nebula development in Sheffield city centre. The property is described as a ready-made student investment opportunity, conveniently located for Sheffield’s universities, city-centre amenities and transport links.

Accommodation

Private en-suite bathroom, study area, fitted wardrobes, three-quarter bed, safe and personal fridge. The bedroom forms part of a cluster apartment with a shared fitted kitchen equipped with an oven, hob, extractor, fridge freezer and breakfast bar, together with a communal lounge area. Bedroom size is approximately 13 sq. metres.

Location

Sheffield city-centre location, ideally located for Sheffield’s universities, city-centre amenities and transport links.

Tenure / Property Information

Investment Analysis

The supplied sold evidence shows five leasehold flat sales at Spectrum Apartments, 20 Egerton Street, Sheffield S1 4JX, ranging from £59,950 to £64,950, with three sales at £62,000. These are nearby proxy comparables rather than confirmed sales of Flat 203 Nebula Egerton House, so £62,000 is used as a cautious base GDV. The guide range is materially below this proxy evidence, but service charges, ground rent, lease length, restrictions and other title-specific matters are not supplied.

Investment Snapshot

Strategy Recommendation

Potentially attractive income-led student investment at or near the guide, but proceed only after confirming the lease, service charges, ground rent, management terms, resale restrictions and rent beyond January 2027. The low guide may reflect title, tenure or other costs not disclosed in the supplied evidence.

Works Required

No refurbishment works are evidenced. The property is described as a ready-made student investment with an en-suite bedroom and shared cluster-apartment facilities. Verify condition, furnishings, communal areas, lease terms and management arrangements before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £15,000 upper guide, adding the known £3,600 admin charge gives an analysed base cost of £18,600, assuming no identified refurbishment allowance. A 75% refinance against the £62,000 proxy GDV would be approximately £46,500, theoretically exceeding the analysed acquisition cost by £27,900 before finance, tax and unquantified costs. Actual refinancing depends on valuation, lease length, lender policy, student accommodation eligibility, service charges and title restrictions, none of which are supplied.

Buy-to-Let Analysis

Using the stated tenancy rent of approximately £411.67 pcm, annual gross rent is approximately £4,940.04. Against the upper guide of £15,000, this is a headline gross yield of approximately 32.93%; including the £3,600 admin charge, it is approximately 26.56%. This excludes service charges, ground rent, management, voids, finance, insurance and other auction disbursements. The tenancy only runs to 8 January 2027, and no post-tenancy rent evidence is supplied. The £800 pcm asking rent is not used because it is not identified as comparable student-room rent.

Flip Analysis

Using the £62,000 base GDV proxy and £18,600 analysed acquisition cost, the gross difference before selling costs, finance, tax and other unknown fees is £43,400. A formal flip surplus is not calculated because no supported selling allowance or complete project-cost schedule is available. The comparable evidence is for a different named development, creating valuation uncertainty.

Investor Risks & Due Diligence

• Sold comparables are for Spectrum Apartments rather than the subject Nebula development.

• The tenancy ends on 8 January 2027 and no subsequent rent or occupancy evidence is supplied.

• Service charges, ground rent, insurance, management costs and lease length are not provided.

• Special-condition fees, legal fees, transfer fees, search fees and other auction disbursements may increase total cost.

• Refinance valuation and lender eligibility for the student cluster accommodation are unconfirmed.

• The £800 pcm rental listing is an asking rent and is not treated as evidence of achievable rent for this room.

• The guide may not reflect title restrictions, resale limitations or other property-specific liabilities.

Recommendation

Potentially attractive income-led student investment at or near the guide, but proceed only after confirming the lease, service charges, ground rent, management terms, resale restrictions and rent beyond January 2027. The low guide may reflect title, tenure or other costs not disclosed in the supplied evidence.

Strategy Rating

Analysis Confidence

The analysis has a stated tenancy rent, an identified admin charge and several nearby leasehold sold comparables, but the comparables are for a different development and important lease, operating-cost, finance and post-tenancy rental information is missing.