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Guide £290,000 - £300,000
Francis Stuart are delighted to welcome to the market Lisson Grove, a fully licensed five-bedroom with five en-suites a HMO investment offered at £290,000 - £300,000. Producing £34,920 per annum, this represents a strong gross yield of approximately 12.04% at £290,000
All bedrooms are double and ensuite, with coded door access, and the property benefits from a design-led urban warehouse aesthetic, modern communal kitchen with breakfast bar, separate dining area, and a statement communal landing. Located just off Mutley Plain and within walking distance of the University, this is a turnkey investment with strong appeal to professionals and students alike.
Guide £290,000 - £300,000
Francis Stuart are delighted to welcome to the market Lisson Grove, a fully licensed five-bedroom with five en-suites a HMO investment offered at £290,000 - £300,000. Producing £34,920 per annum, this represents a strong gross yield of approximately 12.04% at £290,000.
Running Costs
Gas & Electric – £206.47 pcm
Water – £112 pcm
Council Tax – £140 pcm
Virgin – £45 pcm
Total monthly running costs: £503.47 pcm
Total annual running costs: £6,041.64 per annum
Based on the current rental income of £34,920 per annum, this produces an estimated net income of approximately £28,878.36 per annum before maintenance, voids or management.
This investment stands out from the crowd with its modern urban warehouse aesthetic, featuring graffiti-style artwork, industrial finishes, and contemporary security features, creating strong appeal to both professional sharers and students seeking something beyond a standard HMO.
The communal accommodation is centred around a design-led kitchen and dining space, featuring a statement breakfast bar with industrial-style stools, creating a relaxed social hub ideal for dining, working, or socialising. A neon feature wall, contrasting dark tones, and modern pendant lighting add a boutique feel, while the fully fitted kitchen provides ample storage and preparation space, finished with clean units and contemporary, low-maintenance flooring.
Arranged over two floors, the accommodation comprises five double bedrooms, all with private ensuites, ensuring consistent demand and stable occupancy. Each bedroom benefits from individual coded door access, offering enhanced privacy for tenants and a practical, low-management solution for landlords and letting agents.
The property is sold with an HMO licence valid until September 2028, with all statutory safety documentation in place, making it a turnkey, income-producing investment from day one.
HMO Compliance Summary Lisson Grove
HMO Licence:
Valid until September 2028
EICR (Electrical Safety):
Valid 5 years – expires February 2026
FRA (Fire Risk Assessment):
No fixed expiry – annual review recommended (best practice)
GSR (Gas Safety Record):
Valid 12 months – next due July 2026
Managed via City Lets
Council Tax B
EPC D
Room Rates Breakdown
Room 1: £560 pcm – Large ground floor room with ensuite
Room 2: £600 pcm – Double room with ensuite
Room 3: £550 pcm – Double room with ensuite
Room 4: £600 pcm – Double room with ensuite
Room 5: £600 pcm – Large double room with ensuite
Total monthly income: £2,910
Total annual income: £34,920
Room rents range from £550–£600 pcm, generating a total income of £2,910 per month (£34,920 per annum).
