Flat 603 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, ideally located for Sheffield’s universities and city-centre amenities.

Accommodation

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

Location

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

Tenure / Property Information

Investment Analysis

The supplied sold evidence is weakly comparable: the transactions are recorded at Spectrum Apartments rather than Nebula Egerton House, and the £20,000–£25,000 'Other' sales may be more relevant than the £62,000 flat sales, but the exact unit types are not established. A provisional £22,000 base GDV is therefore used only as a low-confidence proxy, with £20,000–£25,000 as an evidence-based scenario range.

Investment Snapshot

Strategy Recommendation

Only consider as a tightly priced income purchase if lease terms, service charges, management arrangements and post-January rental prospects are satisfactory. Do not rely on the provisional GDV or refinance case without stronger unit-specific valuation evidence.

Works Required

No refurbishment works are evidenced. The en-suite bedroom, furniture and shared cluster-apartment facilities are described, but condition beyond that description is not supplied. Legal, lease and management due diligence should be completed before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At an assumed £15,000 purchase price, the known £3,600 admin charge produces a base known cost of £18,600 before any unprovided fees or works. A provisional £22,000 GDV implies 75% refinance proceeds of £16,500 and indicative cash left in of £2,100. This is highly sensitive to the weak GDV evidence and unknown leasehold, legal, finance and ongoing ownership costs; refinance terms and valuation are not supplied.

Buy-to-Let Analysis

Using the upper guide of £15,000, the stated rent of approximately £411.67 pcm gives an annualised gross rent of £4,940.04 and a gross yield of approximately 32.93% before costs. At the £5,000 lower guide, the equivalent gross yield would be approximately 98.80%. These figures exclude the £3,600 admin charge at the guide-yield calculation stage, and exclude unknown service, management, maintenance, void, finance and other costs. The tenancy is only evidenced from 5 September 2026 to 8 January 2027, and no external rental comparables or post-tenancy rent are supplied.

Flip Analysis

Using the provisional £22,000 base GDV against £18,600 of purchase and known admin costs leaves £3,400 before selling costs, finance, taxes, legal costs, unknown auction charges and any works. A reliable flip surplus cannot be established because no supported selling-cost allowance or refurbishment budget is supplied.

Investor Risks & Due Diligence

• Sold comparables refer to Spectrum Apartments rather than the subject's Nebula development, with unclear unit comparability.

• The stated tenancy only runs from 5 September 2026 to 8 January 2027; no renewal or subsequent rent is evidenced.

• The £3,600 admin charge materially affects returns and other auction, legal, transfer and disbursement charges are unknown.

• Lease length, service charge, ground rent, management costs and other lease terms are not supplied.

• No external rental comparables, refurbishment budget or selling-cost allowance is available.

• The 75% GDV refinance calculation is illustrative only and does not establish lender eligibility or actual refinance proceeds.

Recommendation

Only consider as a tightly priced income purchase if lease terms, service charges, management arrangements and post-January rental prospects are satisfactory. Do not rely on the provisional GDV or refinance case without stronger unit-specific valuation evidence.

Strategy Rating

Analysis Confidence

The tenancy rent, leasehold status, known admin charge and several nearby sold transactions are supplied, but the comparables are not clearly the same development or unit type, no external rental evidence is available, refurbishment and other ownership costs are unknown, and the tenancy ends in January 2027.