Kings Road, Wheatley, Doncaster

OVERVIEW
We are pleased to present 17–19 Kings Road - an impressive, fully refurbished 14-bedroom en-suite HMO generating £88,320 per annum in rental income. Operating under a granted HMO licence and backed by full retrospective planning permission, this is a rare, large-scale residential investment asset offering institutional-level income from a single acquisition.

At the asking price of £750,000, the property delivers a gross yield of 11.78% and a net yield of approximately 10.25% - outstanding returns for a purpose-built, professionally configured HMO of this scale and specification.

FINANCIAL SUMMARY
GROSS ANNUAL INCOME: £88,320 pa | £7,360 pcm

MONTHLY RUNNING COSTS
Council tax: £211
Water: £420
Internet: £66
TV licence: £15
Cleaning (fortnightly): £242
Electricity (communal): Minimal - rooms individually metered
Total monthly costs: £954

NET MONTHLY PROFIT: £6,406
NET ANNUAL PROFIT: £76,874 (approx)

GROSS YIELD (on £750,000): 11.78%
NET YIELD (on £750,000): 10.25%
PER-BED ACQUISITION COST: £53,571

Note on water: the current rate of £420 pcm reflects an elevated billing cycle following a prior account deficit. The vendor advises the normalised rate is approximately £250–£300 pcm. As billing returns to the standard rate, net yield will improve accordingly - representing an immediate upside already in motion for the incoming purchaser.

PLANNING PERMISSION
Reference: 21/03614/FUL
Alt. Reference: PP-10484874
Address: 17–19 Kings Road, Wheatley, Doncaster, DN1 2LU
Proposal: Change of use to form refurbished 14-bedroom HMO, with en-suites and communal facilities, internal and external alterations including external render, additional parking and secure bike storage (RETROSPECTIVE)
Decision: PLANNING PERMISSION GRANTED
Decision Date: 4 February 2022

LICENSING & COMPLIANCE
An HMO licence is in place, providing the incoming purchaser with fully compliant, uninterrupted occupancy from the date of completion. The property holds an EPC rating of C, reflecting its refurbished condition and ensuring compliance with current and forthcoming energy performance requirements for the private rental sector.

KEY FEATURES
• 14 bedrooms - all en-suite
• 4 Kitchens
• Split over 4 floors
• HMO licence in place
• Full planning permission granted (February 2022)
• EPC rating C - energy efficient and future-proofed
• Communal facilities throughout
• Modernised exterior with external render
• Additional off-street parking provided and rented out
• Secure bike storage installed
• Individual room electricity meters - minimal communal utility cost
• Professionally refurbished throughout

WHY THIS INVESTMENT STACKS UP
Scale matters in HMO investment, and 17–19 Kings Road delivers it. With 14 en-suite rooms under a single roof, a single acquisition secures what would otherwise require multiple individual properties to replicate - with all the management efficiencies and economies of scale that come with it.

At £750,000, the per-bed acquisition cost of £53,571 is a highly competitive entry point for a fully licensed, planning-approved asset of this specification. A gross yield of 11.78% and a net yield exceeding 10% place this property firmly in the top tier of commercial-scale residential investments available in Yorkshire.

The individual room electricity metering keeps communal utility costs minimal and transfers day-to-day energy consumption responsibility to tenants - a structure that protects landlord margins against energy price volatility.

With retrospective planning granted, an active HMO licence, an EPC of C, and a full refurbishment completed, this property has no outstanding compliance hurdles. It is ready to operate - and ready to perform - from day one.