Flat 24, Stamford Yard, Kneesworth Street, Royston, Hertfordshire

Description

Top-Floor Two Bedroom Apartment in a Gated Development in the highly desirable market town of Royston. A spacious and well-presented two-bedroom top-floor apartment, situated within a gated cul-de-sac in the highly desirable market town of Royston. The property offers bright and modern accommodation throughout, including an impressive open-plan living, kitchen and dining area, a principal bedroom with en-suite, a second generous bedroom, a family bathroom, and a secure underground parking space.

Accommodation

Kitchen/dining/living room, two bedrooms, bathroom and en-suite.

Location

Situated within a gated cul-de-sac in Royston, close to Royston’s amenities and transport links.

Tenure / Property Information

Investment Analysis

The supplied completed sales within Stamford Yard range from £205,000 to £262,000. The most recent comparable sold for £205,000 on 16 January 2026, while another sold for £227,000 on 1 May 2025. As bedroom count, floor area, condition and exact specification are not provided for the comparables, a cautious evidence-based GDV range is £205,000–£250,000, with £227,000 used as the base GDV. The subject is described as well-presented, with underground parking and an EPC rating of C, but precise valuation remains subject to inspection and legal review.

Investment Snapshot

Strategy Recommendation

Potential BTL subject to buying at or near the lower guide, validating achievable rent and confirming all leasehold costs. Do not rely on a BRRR or flip strategy until the legal pack, service charge, ground rent, condition and full acquisition costs are known.

Works Required

No specific refurbishment works are supported by the evidence; the apartment is described as well-presented. Allowance cannot be quantified without inspection. Confirm condition, service charge, ground rent, lease terms and any planned major works through viewing and the legal pack.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

The base GDV scenario is £227,000, giving an indicative 75% refinance figure of £170,250. However, refurbishment costs, buyer premium, legal/disbursement costs, service charges, ground rent and finance costs are unknown. Total project cost and cash left in therefore cannot be calculated reliably. The lease commenced on 1 January 2004 for 125 years, implying approximately 102 years remaining as at the analysis date, subject to legal confirmation.

Buy-to-Let Analysis

Using the lower £150,000 guide, the advertised £1,150 pcm rent equates to a 9.2% gross yield before finance, service charge, ground rent, management, maintenance, voids and taxes. At the £175,000 upper guide, the equivalent gross yield is approximately 7.9%. The rent evidence is advertised asking rent rather than achieved rent, and property-specific running costs are not supplied, so net yield cannot be established.

Flip Analysis

A potential resale spread exists between the £150,000 lower guide and the £227,000 base GDV, but a reliable flip surplus cannot be calculated. Works, buyer premium, legal and other acquisition costs, finance costs and selling costs are not fully supported. Comparable prices also vary materially and do not include sufficient specification detail for a firm resale valuation.

Investor Risks & Due Diligence

• Buyer premium is payable but no amount is stated.

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

• Service charge, ground rent and any planned major works are not provided.

• Rental evidence is advertised asking rent, not achieved rent or a passing rent.

• Comparable sale prices range widely and lack bedroom, floor-area and condition details.

• The lease has approximately 102 years remaining based on the stated term and commencement date, subject to legal confirmation.

Recommendation

Potential BTL subject to buying at or near the lower guide, validating achievable rent and confirming all leasehold costs. Do not rely on a BRRR or flip strategy until the legal pack, service charge, ground rent, condition and full acquisition costs are known.

Strategy Rating

Analysis Confidence

There is useful same-development completed-sale evidence and consistent advertised rent evidence, but comparable specifications, floor area, leasehold charges, condition detail, buyer premium and other legal costs are unavailable.