S1Sheffield

City Centre & Kelham Island

City Centre & Kelham Island investment guide. Average gross yield 6.6%, tenant's market rental demand.

6.6%avg gross yield

£121kavg sold price (115 sales, 12mo)

Tenant's marketrental demand

Article 4: No· Permitted development applies

Last updated May 2026

Average Gross Yield

6.6%

-0.7% vs Sheffield avg (7.3%)

Average Asking Price

£121,054

high confidence (115 sales)

Est. Monthly Rent

£923

2-bed · 3-bed £556 · 7.3% yield

Price Per Sq Ft

£223

City avg £195/sqft · 28 above average

Estimated Rent by Bedroom Count

Average asking rent and gross yield per bedroom count in S1

1-bed

£738

per month

8.2% yield

2-bed

£923

per month

7.3% yield

3-bed

£556

per month

3.5% yield

4-bed

£926

per month

3.9% yield

Ownership mix

S1 vs UK average · 20,922 dwellings · Source: ONS Census 2021

Landlord-heavy: 41% privately rented (btl) (20pp higher than the UK average of 20%).

Owned outrightNo mortgage on the property

17.1%(UK 32.9%)

-15.8pp vs UK

Owned with mortgageIncluding shared ownership

17.1%(UK 29.7%)

-12.6pp vs UK

Privately rented (BTL)Private landlord or letting agent

40.7%(UK 20.3%)

+20.4pp vs UK

Socially rentedCouncil or housing association

25.1%(UK 17.1%)

+8.0pp vs UK

Black tick = UK average. ONS Census 2021, TS054 (Tenure of household).

Yield by Property Type

Gross yield breakdown across property types in S1

PropertyData.co.uk

Type	Gross Yield	Avg Price	Avg Rent/mo
Terraced →	5.3%	£165,685	£737
Semi-detached →	11.0%	£107,500	£988
Detached →	8.7%	£140,000	£1,016
Flat →	9.7%	£105,415	£849

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Live data for each property type across Sheffield.

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About City Centre & Kelham Island (S1, Sheffield)

S1 attracts buy-to-let investors seeking strong gross yields of 6.6%, significantly above many UK averages, with properties available at an accessible average price of £121,054. The area's regeneration, proximity to Sheffield city centre amenities, and concentration of professional tenants make it a popular choice for portfolio builders targeting consistent rental income.

The tenant demographic is predominantly young professionals and students, reflected in strong demand for 1-bedroom properties (8.2% yield) and 2-bedroom units (7.3% yield). This is a tenant's market, meaning landlords should expect competitive rental rates and may need to offer good value to attract and retain occupants in this segment.

Investors should note the significantly lower yields on 3-bedroom (3.5%) and 4-bedroom (3.9%) properties, suggesting oversupply or weaker demand in larger units—concentration in smaller units carries associated void risk. The tenant's market conditions also indicate landlords have limited pricing power, so careful property selection and management efficiency will be essential for maintaining returns.

Sold Price Trend - S1

Average sold price, last 8 quarters

-58.0% over 2 years

Flip Activity - S1

Same-property resales within 18 months, last 24 months

No flips meeting our 15% uplift threshold recorded in S1 over the last 24 months.

Planning & Licensing - S1

Restrictions that affect HMO and buy-to-let investors in this postcode district

✓

Article 4 Direction (HMO)Not in effect

HMOs of up to 6 occupants (C4 use class) can be created without planning permission in this area.

✓

Selective LicensingNot in effect

✓

Additional HMO LicensingNot in effect

Article 4 directions cover parts of Sheffield. The exact street-level coverage varies — confirm with the council before exchanging.

Planning information is for guidance only. Always verify with the local planning authority before purchasing. Data correct as of April 2026.

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City Centre & Kelham Island

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