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See how verdicts work6-bedroom terraced house · PL4 7DL
For saleListed 11 days
Opportunity summary
See Archie’s verdict, returns by strategy and what to check before viewing.
About
Francis Stuart are pleased to bring to the market this substantial six-bedroom HMO investment property, situated in the popular PL4 area of Plymouth.
Lisson Grove is offered at a guide price of £270,000, the property generates a potential annual rental income of £37,200 at full occupancy, representing an attractive gross yield of approximately 13.8%.
Extending to approximately 2,123 sq ft (197.3 sq m) across three floors, the property offers generous accommodation, including six bedrooms, a separate communal lounge, spacious kitchen/diner, ground-floor shower room and first-floor bathroom.
The ground floor comprises a particularly spacious communal lounge with bay window, a well-proportioned bedroom, shower room and a large kitchen/diner to the rear.
The first floor provides four further bedrooms and a communal bathroom, whilst the second floor offers the sixth bedroom alongside an additional kitchen area.
The property would benefit from general updating and refurbishment, providing an opportunity for an investor to improve the overall accommodation and potentially enhance future rental returns.
Guide Price: £270,000 Monthly Rental Income at Full Occupancy: £3,100 Annual Rental Income at Full Occupancy: £37,200 Potential Gross Yield: 13.8% Six Letting Bedrooms Approximate Floor Area: 2,123 sq ft / 197.3 sq m The property is currently licensed as a six-bedroom HMO, with the existing licence expiring on 13 June 2027.
EPC Rating D, valid until July 2031. The Electrical Installation Condition Report (EICR), dated October 2024, was assessed as satisfactory, with the next recommended inspection in October 2029.
The gas safety record is dated November 2025, with the next annual inspection due November 2026.
Portable appliance testing was undertaken in November 2025, and fire alarm and extinguisher servicing was invoiced in September 2026.
Planning records reference application 05/00707/FUL, granted conditionally in June 2005, for a change of use from an existing HMO to a single dwellinghouse.
The property is currently HMO licensed; however, any purchaser would need to make their own application for the appropriate licence with Plymouth City Council following completion. EPC Rating: D.
Value & comps
No previous sales on record.
Returns
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Archie refurb estimate: a Pro feature
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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.
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FAQ
About Lisson Grove, Plymouth, PL4 7DL
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