Flat 208 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, with private en-suite bathroom, study area, fitted wardrobes, three-quarter bed, safe and personal fridge. It forms part of a cluster apartment with a shared fitted kitchen and communal lounge area.

Accommodation

Private en-suite bathroom, study area, fitted wardrobes, three-quarter bed, safe and personal fridge. Shared fitted kitchen equipped with an oven, hob, extractor, fridge freezer and breakfast bar, together with a communal lounge area. Bedroom size approximately 13 sq. metres.

Location

Conveniently located for Sheffield’s universities, city-centre amenities and transport links, in Sheffield city centre.

Tenure / Property Information

Investment Analysis

The supplied completed sales are leasehold flats at Spectrum Apartments rather than the subject's Nebula development. They range from £59,950 to £64,950, with three sales at £62,000. These provide only an indicative local benchmark, not a direct valuation. A base GDV of £62,000 is used, with a low scenario of £59,950 and high scenario of £64,950. The subject is a specialist en-suite student bedroom within a cluster apartment, so comparability, resale liquidity, lease terms and any service charges require confirmation.

Investment Snapshot

Strategy Recommendation

Treat as a conditional income-hold or BRRR opportunity only after reviewing the lease, special conditions, service-charge position, title restrictions, lender acceptability and post-January 2027 letting prospects. Do not rely on the £700 pcm asking rent or the non-identical comparables when setting a bid.

Works Required

No refurbishment works are evidenced in the supplied information. The room is described as fitted and includes an en-suite, furniture and access to shared kitchen and lounge facilities. Confirm condition, communal repair liabilities and any required compliance works before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £62,000 base GDV, 75% theoretical refinance is £46,500. Against the £5,000 guide plus the £3,600 mandatory admin charge and no evidenced works allowance, the indicative surplus after refinance is £37,900. This is a mechanical scenario only: lender acceptance, valuation, specialist student-room lending, lease provisions, service charges and further auction costs are unknown.

Buy-to-Let Analysis

The stated tenancy runs from 5 September 2026 to 8 January 2027 at £95 per week, equivalent to approximately £411.67 pcm and £1,710 over the stated term. This gives annualised gross rent of approximately £4,940.04, but does not establish income after January 2027. The £700 pcm evidence is an advertised asking rent for a generic one-bedroom flat and is not directly comparable to this en-suite student bedroom. On the guide alone the annualised contractual rent equates to 98.80% gross yield; including the stated £3,600 admin charge, it equates to 57.44%, before service charges, management, voids, finance, tax and other auction costs.

Flip Analysis

The base GDV of £62,000 materially exceeds the £8,600 guide-plus-known-admin total before other costs. However, the comparables are for Spectrum Apartments rather than Nebula, and no supported selling allowance, legal costs, finance costs or tax costs are available. A reliable flip surplus therefore cannot be calculated.

Investor Risks & Due Diligence

• The supplied sales relate to Spectrum Apartments, not Nebula, so the £62,000 GDV benchmark may not be directly applicable.

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

• The £700 pcm rental listing is an asking rent for a generic one-bedroom flat and may not reflect this student en-suite room.

• A £3,600 admin charge is payable immediately, with further possible buyer, legal, search, seller-cost reimbursement and transfer charges.

• Service charges, ground rent, lease length, restrictions on occupation or subletting, council tax position and heating arrangements are not supplied.

• The specialist cluster-apartment format may affect lender acceptance and resale liquidity; this requires confirmation rather than assumption.

Recommendation

Treat as a conditional income-hold or BRRR opportunity only after reviewing the lease, special conditions, service-charge position, title restrictions, lender acceptability and post-January 2027 letting prospects. Do not rely on the £700 pcm asking rent or the non-identical comparables when setting a bid.

Strategy Rating

Analysis Confidence

Completed sales and a current tenancy are supplied, but the comparables are from a different development, the tenancy is short-dated, ongoing rent and operating costs are unknown, and auction fees beyond the £3,600 admin charge are unspecified.