Flat 509 Nebula, Sheffield, Sheffield, South Yorkshire, S1 4JX

Description

This established student investment is situated within the popular Nebula development in the heart of Sheffield city centre. The accommodation comprises a fully furnished ensuite student room, currently let on a periodic tenancy agreement at £361.00 per calendar month, providing an established rental income opportunity. The room features a private shower room, designated study area, fitted wardrobes, three-quarter-size bed and individual fridge. The bedroom forms part of a shared cluster apartment, with residents having access to a fully fitted communal kitchen and a shared lounge area.

Accommodation

Fully furnished ensuite student room with private shower room, designated study area, fitted wardrobes, three-quarter-size bed, personal safe and individual fridge; shared cluster apartment with fully fitted communal kitchen featuring an oven, hob, extractor, fridge freezer and breakfast bar; shared lounge area; communal gym.

Location

Nebula development in the heart of Sheffield city centre, close to Sheffield’s universities, city centre shopping, leisure facilities and transport connections.

Tenure / Property Information

Investment Analysis

The five supplied completed sales are leasehold flats/maisonettes at Spectrum Apartments in the same S1 4JX postcode, ranging from £59,950 to £64,950, with three sales at £62,000. They are not stated to be in Nebula or to be directly comparable in size, specification or lease terms. A cautious indicative base GDV of £62,000 is therefore used as a postcode-level benchmark only, not a formal valuation.

Investment Snapshot

Strategy Recommendation

Potential income-led purchase only, subject to confirming the lease, service charges, ground rent, management arrangements, periodic tenancy terms, communal obligations and all special-condition fees. Do not bid solely on the apparent guide-to-GDV spread; BRRR and flip cases remain unverified.

Works Required

No specific refurbishment defects or works are identified in the supplied evidence. The room is described as fully furnished and includes an ensuite, fitted storage, study area and personal fridge. Allowance may be required for routine re-letting, maintenance or communal-area obligations, but no cost can be supported.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the indicative £62,000 base GDV, 75% refinancing would be approximately £46,500. The strategy cannot be fully modelled because refurbishment costs, leasehold charges, finance costs, valuation terms and total acquisition costs are not supplied. The large difference between the guide and indicative GDV may provide theoretical refinance headroom, but this is highly dependent on lender acceptance of the student-room/cluster-apartment format, lease terms and valuation.

Buy-to-Let Analysis

The current periodic tenancy provides supported passing rent of £361 pcm, or £4,332 annually. Against the upper guide of £9,500, the headline gross yield is approximately 45.6%, before the £3,600 admin charge, any other auction costs, leasehold charges, management, maintenance, voids, utilities or tax. Net yield cannot be established because these costs and the tenancy terms are not supplied. The periodic tenancy also requires verification before relying on continued occupancy and rent.

Flip Analysis

A flip appraisal cannot be reliably completed. The supplied comparable sales support only an indicative GDV range of £59,950 to £64,950 and no refurbishment budget, selling costs, finance costs or additional auction charges are provided. The room is already furnished and no resale works are specified.

Investor Risks & Due Diligence

• The completed sales are at Spectrum Apartments rather than confirmed Nebula units, so the £62,000 benchmark may not represent this property.

• Leasehold terms, remaining lease length, ground rent and service charges are not supplied.

• The property is a room within a shared cluster apartment, which may restrict lender appetite, resale demand or valuation methodology.

• The tenancy is periodic and its terms, rent review position and continuation are not supplied.

• The £3,600 admin charge is known, but special-condition fees, legal costs, transfer fees and other disbursements may also apply.

• No net rental costs are supplied, including management, maintenance, voids, utilities or communal charges.

• Refurbishment, finance, tax and selling costs are not supplied, preventing a reliable total-cost or flip-surplus calculation.

Recommendation

Potential income-led purchase only, subject to confirming the lease, service charges, ground rent, management arrangements, periodic tenancy terms, communal obligations and all special-condition fees. Do not bid solely on the apparent guide-to-GDV spread; BRRR and flip cases remain unverified.

Strategy Rating

Analysis Confidence

Passing rent, guide, admin charge, leasehold status and several postcode-level completed sales are supplied. However, the comparables are not confirmed as Nebula units, and lease terms, service charges, ground rent, detailed tenancy terms, full auction costs, finance costs and refurbishment requirements are absent.