Mill Road, Kettering, Northamptonshire, NN16

Exceptional, Fully Licensed 7-Bed HMO - High-Yielding, Suited to Working Professionals
Modern, compliant, and consistently fully occupied, 236 Mill Road presents a rare opportunity to acquire a high performing HMO with sui generis planning consent and a current North Northamptonshire Council HMO licence in place.
This turnkey investment is fully self managed and currently occupied by reliable working professional tenants, delivering stable income and minimal operational input.
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Key Investment Highlights
Legally Compliant & Fully Approved
* Sui Generis HMO planning approval
Council application link (North Northamptonshire): CLICK HERE
* Valid HMO licence in place
Council register link: CLICK HERE
High Rental Demand Area
Located in Kettering, a thriving commuter town with strong employment, good transport connectivity, and ongoing regeneration-making it ideal for professional tenants.
Robust Rental Income
Current room rates:
Room Monthly Rent
1 £625
2 £625
3 £625
4 £640
5 £585
6 £650
7 £850
Total monthly income: £4,600
Total annual income: £55,200
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Operating Costs (Annual)
* Council Tax: £2,500
* Energy: £4,800
* TV Licence: £156
* Internet: £540
* Water: £1,176
Total operating costs: £9,172
Net annual income: £46,028
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Investment Performance
Using the asking price of £510,000, here are the yields:
* Gross Yield: 10.82%
* Net Yield: 9.03%
These returns are strong for the Northamptonshire market, particularly for an HMO already benefiting from full compliance and professional tenants.
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Why This Property Stands Out
1. Strong, stable returns
Long-term tenants and high room rates provide predictable income.
2. Fully managed operations (self-managed)
A new owner can:
* Continue self-management for maximum return, or
* Put the property under an HMO management company.
3. Sui generis planning, expansion flexibility
Rare planning class allowing:
* Larger HMOs
* Potential to further upgrade communal spaces
* Opportunity to add premium features for even higher rents
4. Appealing to working professionals
The property is configured and maintained to suit working tenants-ensuring:
* Lower turnover
* Better care of the property
* Higher demand and rental stability
5. Minimal capital expenditure required
Operational, licensed, and income producing from day one.
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Summary
236 Mill Road is an ideal purchase for both new and experienced HMO investors seeking a secure, compliant, and income-generating asset with excellent yields and strong tenant demand.
With a net yield of just over 9%, full planning approval, licensing, and professional tenants already in situ, this property is a turnkey investment opportunity and a rare find in one of Kettering's most consistent rental areas.