Flat 7, Graham Knoll, 203 Graham Road, Sheffield, South Yorkshire S10 3GR

Description

A two bedroom ground floor flat which is generally in good order located in a highly sought after residential area to the South West of Sheffield. The property has central heating, UPVC double glazing, a secure entry intercom system, balcony and garage providing off street parking. There is currently a tenant in occupation subject to an AST which produces £10,740 per annum, however they have given notice to vacate and we understand the property will become vacant from 1st Jan 2027. The development is within easy reach of excellent amenities, shops, restaurants and bars in Nether Green and Fulwood. Bingham and Endcliffe Parks are within walking distance and the city centre is within easy reach.

Accommodation

Ground Floor: Communal Ground Floor Entrance Hall, Entrance Hallway, Lounge / Diner, Kitchen, Bedroom One, Bedroom Two, Bathroom. Outside: The property has a balcony, communal grounds and gardens and a single garage.

Location

Located in a highly sought after residential area to the South West of Sheffield. The development is within easy reach of excellent amenities, shops, restaurants and bars in Nether Green and Fulwood. Bingham and Endcliffe Parks are within walking distance and the city centre is within easy reach.

Tenure / Property Information

Investment Analysis

The supplied completed sales range from £195,000 to £320,000. The most relevant evidence is two sales recorded at Graham Knoll, 203 Graham Road, for £250,000 in 2022 and £320,000 in 2023, although the evidence does not confirm they were the same flat or provide matching specification. A cautious base GDV of £250,000 is used, with £195,000 low and £320,000 high evidence-based scenarios. The £225,000 guide is 90% of the base GDV, before any unquantified legal, finance, maintenance or selling costs.

Investment Snapshot

Strategy Recommendation

Potentially suitable for a cautious BTL or hold strategy only if the legal pack, lease terms, ongoing costs and achievable post-vacancy rent support the purchase. The guide-level gross yield is modest and the tenant vacancy creates reletting risk. Do not rely on the headline GDV margin for a flip without fuller cost and valuation evidence.

Works Required

No specific works are evidenced; the property is described as generally in good order. Allow for inspection and verification of condition, communal areas, garage, balcony, services and the legal pack, but no refurbishment budget can be supported from the supplied evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £250,000 base GDV, 75% refinance equates to £187,500. Acquisition at the £225,000 guide plus the stated 1.8% buyer fee totals £229,050, excluding refurbishment, legal, finance, tax and other costs. Indicative cash left in is therefore £41,550 before those excluded costs. The result is highly sensitive to the unconfirmed valuation, lease/legal details and future rent.

Buy-to-Let Analysis

The current AST produces £10,740 per annum, equivalent to £895 per month, but the tenant has given notice and is understood to vacate from 1 January 2027. At the £225,000 guide, the gross yield is approximately 4.77%; including the stated 1.8% buyer fee, it is approximately 4.69%. These are gross figures before service charges, maintenance, voids, management, finance, tax and other costs. No external rental comparables or auctioneer rent estimate were supplied, so a future market rent cannot be established.

Flip Analysis

A base GDV of £250,000 is indicated by the supplied comparable evidence, but no refurbishment budget, legal costs, finance costs or selling allowance is available. A reliable flip surplus and maximum bid therefore cannot be calculated. At the guide plus the stated buyer fee, the headline margin before all other costs is £20,950, but this is not a net profit figure.

Investor Risks & Due Diligence

• The tenant has given notice, with expected vacancy from 1 January 2027, creating reletting and void risk.

• No sufficiently specific external rental comparable or auctioneer rent estimate was supplied.

• Tenure and lease details are blank, so remaining term, service charge, ground rent and lease restrictions cannot be assessed.

• The comparable sales vary materially from £195,000 to £320,000 and may not relate to the exact flat or identical specification.

• Additional fees may be listed in the Special Conditions of Sale and are not quantified.

• No refurbishment, legal, finance, tax, maintenance or selling costs are supplied.

Recommendation

Potentially suitable for a cautious BTL or hold strategy only if the legal pack, lease terms, ongoing costs and achievable post-vacancy rent support the purchase. The guide-level gross yield is modest and the tenant vacancy creates reletting risk. Do not rely on the headline GDV margin for a flip without fuller cost and valuation evidence.

Strategy Rating

Analysis Confidence

There is useful same-development and nearby completed-sale evidence, a stated current rent and a known buyer fee, but tenure, lease terms, ongoing property costs, future market rent, condition budget and exact comparable-flat details are missing.