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See how verdicts work8-bedroom semi-detached house · GL1 5AR
For saleListed 49 days
Opportunity summary
See Archie’s verdict, returns by strategy and what to check before viewing.
About
A rare opportunity to acquire a substantial, fully let 8-bedroom, 3-bathroom period student HMO in one of Gloucester's most established letting locations - sold with tenants already in place and generating a secure £52,500 per annum rent roll from day one, reflecting a gross yield of approximately 11% Set behind an attractive red-brick Victorian façade with bay windows and ornate period detailing, this handsome terraced property has been comprehensively configured for the student market while retaining genuine character throughout.
Several bedrooms benefit from high ceilings, sash bay windows and original decorative fireplaces, giving the accommodation a distinctive edge over more clinical, purpose-built alternatives - a feature students consistently respond well to, supporting strong re-letting demand year after year.
The heart of the house is a large, contemporary fitted kitchen-diner, finished with light grey shaker-style units, dark worktops, a breakfast bar and full suite of integrated appliances (washing machine, tumble dryer, dishwasher, oven, hob, microwave and fridge/freezer), opening directly onto the garden.
This is complemented by three well-appointed bathrooms, including a private en-suite shower room, ensuring minimal congestion across an 8-bedroom house share - a key factor in tenant retention and rental performance.
Every room is presented fully furnished with beds, desks, storage and soft furnishings throughout, and the tenancy structure includes all bills and broadband within the rent - a model that continues to command strong demand from Gloucester's student population and simplifies management for a hands-off investor.
Outside, the property benefits from a garden, secure cycle storage and on-street parking with no permit required.
The property is already income-producing and would suit a portfolio landlord or first-time investor seeking a turnkey, cash-flowing asset in a proven university letting area within easy reach of the University of Gloucestershire and Hartpury College.
EPC Rating: D
Value & comps
No previous sales on record.
Returns
Set an offer; the calculator follows it.
We're still gathering serviced-accommodation data for this area.
Archie refurb estimate: a Pro feature
0.0% below asking
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Deal
Properties like this can earn 2–3x BTL yields when converted to HMO, with retrofit costs around £10k/room. Sign in to see the full tier, yield projection, and cost breakdown.
Commercial properties like this can earn 30-50% higher yields when converted to residential under Class MA / Q / P / PA, with prior approval costing ~GBP 96/unit. Sign in to see the recommended route, yield uplift, and cost breakdown.
BRRR-suited properties can recycle 80-100% of investor capital on refi, leaving a high-yielding rental with most of the money out. Sign in to see the refurb cost stack, ARV projection, and refinance maths.
Detached + large garden = sub-division play. Pro tier unlocks the tier badge, plot size, uplift estimate, and regional land benchmark.
Short-lease flats trade at deep discount, but extending under the 1993 Act often costs far less than the discount. Pro tier unlocks the tier badge, premium breakdown, long-lease ARV and arbitrage maths.
See projected short-stay revenue vs a vanilla BTL for this property.
See real sub-let margins (HMO room rates & SA nightly rates) vs the landlord rent.
Area
Agent & docs
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FAQ
About 10 St. Pauls Road, Gloucester
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