Leeds
£449,950
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Hartley House offers investors the opportunity to acquire a high-yielding, seven-bedroom student property with a proven 20-year rental track record. Located in Leeds prime+ student district, this seven-bedroom house is already fully let, generating a gross rental income of £45,500 per annum and a net income of approximately £38,220 per annum.
This is a turnkey investment with strong returns, long-term demand, and future-proof planning classification. Located in Leeds LS6 student hub with direct access to both universities and the city centre; similar properties are generating £58,000 to £62,000 with cosmetic improvements. Hartley House promises the savvy investor the opportunity to increase gross yield to 13% to 14% in the future
Property Features
• Large four-storey, 7-bed, 2-bath student house, with extensive communal space and garden.
• Traditional construction with full modernisation, basement & loft conversions.
• Reconfigured and designed for optimal student co-living / income generation.
• Ability to significantly increase rents.
• Prime+ high demand location with Article 4 supply constraints
• Excellent long term proven track record.
Crucially for investors, LS6 sits within Leeds’ Article 4 direction, severely restricting the creation of new student HMOs. As a result, demand for compliant, existing stock continues to outstrip supply — underpinning both rental performance and long-term capital growth for assets in prime locations like this.
Financial Overview
• Asking Price: £449,950
• Gross Rental Income: £45,500 per annum
• Net Income (in-house management): £38,220 per annum
• Yield: approx. 10.1% gross / 8.5% net
• Significant opportunity to increase returns to an estimated 13% to 14%
• Proven 100%, 20-year letting history to students.
• Excellent proven management in place and continuity provided if required.
• Located in Leeds’s Article 4 area, ensuring long-term demand and scarcity value.
• Potential to greatly improve income and profit.
• Solid yield of around 10.1% gross with potential to increase to 13% to 14%.
• Strong capital appreciation in Leeds, driven by limited supply and increasing student numbers.
Why Invest In Student Property In Leeds?
Leeds is one of the UK’s largest and most established student and professional cities, anchored by two globally recognised universities and a rapidly expanding economy:
• University of Leeds: A prestigious Russell Group university, consistently ranked among the UK’s top universities, with a strong international reputation and a student population exceeding 38,000.
• Leeds Beckett University: One of the UK’s largest modern universities, with over 24,000 students, continuing to grow year-on-year and heavily reliant on high-quality private sector housing.
Together, these institutions support a student population of over 60,000, creating sustained and resilient demand for well-located HMOs in established student districts such as LS6.
Leeds is widely regarded as one of the best student investment cities in the UK, benefiting from:
• Strong graduate retention and employment prospects
• Excellent national rail connectivity
• A vibrant city centre, nightlife, and cultural scene
• Relative affordability compared to southern university cities
Capital Growth & Student Rental Appreciation in Leeds (LS6)
• Rising Rents: Leeds has seen consistent year-on-year growth in student rents, driven by a large and expanding student population and sustained undersupply of high-quality HMOs in prime locations such as LS6 (Hyde Park).
• Capital Appreciation: Leeds property values have demonstrated strong long-term growth, supported by its status as a major UK city, a robust graduate employment market, and ongoing regeneration across the wider city. Article 4 restrictions in LS6 significantly limit new student HMO supply, placing compliant, established properties in particularly high demand.
• Future-Proofed Investment: Continued investment into both universities and city infrastructure, alongside Leeds’ position as a leading regional financial and professional hub, reinforces its appeal as a top-tier student city — providing long-term upward pressure on both rental income and capital values.
Summary
Hartley House is more than just a student HMO – it represents a secure, high-performing investment in one of the UK’s most resilient and growing student rental markets. With established long-term demand, compliance with Article 4 restrictions, and strong capital growth potential, this asset offers immediate rental returns, significant upside and future wealth appreciation for investors seeking a future-proof, hassle-free managed opportunity.
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