# 2 bedroom flat for sale (S10 3HH)

## Property Details

| Key | Value |
|-----|-------|
| Address | 9, EAST COURT, CARRIAGE SPRING DRIVE, SHEFFIELD, SOUTH YORKSHIRE S10 3HH |
| Price | £400,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Council tax | C |
| Last sold | £344,950 Oct 2023 |

## Description

Price guide £400,000 - £420,000.  This gorgeous, ground floor 'Garden Apartment' occupies a superb position, on the fringe of Broomhill, on this smart development that was recently constructed by PJ Livesey. The property has a beautifully styled and well presented layout that includes a fabulous, open plan living kitchen that overlooks and accesses the private, south facing garden. There are modern fixtures and fittings in all the right places, including elegant Quartz work surfaces in the kitchen and quality sanitaryware in both bathrooms. The property is tucked away on this well regarded development, away from the hustle and bustle of Broomhill yet convenient to access the excellent amenities that are found in this neighbourhood and combine to make the area such a popular place to live.

**Description** - This gorgeous, ground floor 'Garden Apartment' occupies a superb position, on the fringe of Broomhill, on this smart development that was recently constructed by PJ Livesey. The property has a beautifully styled and well presented layout that includes a fabulous, open plan living kitchen that overlooks and accesses the private, south facing garden. There are modern fixtures and fittings in all the right places, including elegant Quartz work surfaces in the kitchen and quality sanitaryware in both bathrooms. The property is tucked away on this well regarded development, away from the hustle and bustle of Broomhill yet convenient to access the excellent amenities that are found in this neighbourhood and combine to make the area such a popular place to live.

## Property Photos

- ![Block overview](/listings/photos/162292157/204315) - Block overview
- ![Garden](/listings/photos/162292157/204318) - Garden
- ![Kitchen area](/listings/photos/162292157/204319) - Kitchen area
- ![Garden](/listings/photos/162292157/204320) - Garden
- ![Open plan kitchen](/listings/photos/162292157/204321) - Open plan kitchen
- ![Open plan kitchen](/listings/photos/162292157/204322) - Open plan kitchen
- ![Open plan kitchen](/listings/photos/162292157/204323) - Open plan kitchen
- ![Open plan kitchen](/listings/photos/162292157/204324) - Open plan kitchen
- ![Principal bedroom](/listings/photos/162292157/204325) - Principal bedroom
- ![Principla bedroom](/listings/photos/162292157/204326) - Principla bedroom
- ![Ensuite to principal bedroom](/listings/photos/162292157/204327) - Ensuite to principal bedroom
- ![Bedroom two](/listings/photos/162292157/204328) - Bedroom two
- ![Main bathroom](/listings/photos/162292157/204330) - Main bathroom
- ![Hall](/listings/photos/162292157/204331) - Hall
- ![Garden](/listings/photos/162292157/204332) - Garden
- ![Block overview](/listings/photos/162292157/204333) - Block overview
- ![Communal garden](/listings/photos/162292157/204334) - Communal garden
- ![Block overview](/listings/photos/162292157/204335) - Block overview
- ![Block overview](/listings/photos/162292157/204336) - Block overview

## Floorplans

- ![floor plan](/listings/photos/162292157/204337) - floor plan

## EPC Graphs

- ![EE Rating](/listings/photos/162292157/204338) - EE Rating

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| EAST COURT 9 CARRIAGE SPRING DRIVE, SHEFFIELD, SOUTH YORKSHIRE, S10 3HH | £344,950 | 31/10/2023 | Flat |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 6C TAPTON HOUSE ROAD, SHEFFIELD, SOUTH YORKSHIRE, S10 5BY | £192,000 | 07/11/2025 | Flat |
| HALLAM TOWERS, 272A APARTMENT 406 FULWOOD ROAD, SHEFFIELD, SOUTH YORKSHIRE, S10 3AZ | £550,000 | 28/03/2025 | Flat |
| 94 FLAT 8 TAPTON CRESCENT ROAD, SHEFFIELD, SOUTH YORKSHIRE, S10 5DD | £180,000 | 12/12/2023 | Flat |
| THE WILLOWS 96C APARTMENT 6 TAPTON CRESCENT ROAD, SHEFFIELD, SOUTH YORKSHIRE, S10 5EB | £225,000 | 29/11/2023 | Flat |
| HALLAM TOWERS, 272A APARTMENT 109 FULWOOD ROAD, SHEFFIELD, SOUTH YORKSHIRE, S10 3AZ | £495,000 | 20/10/2023 | Flat |
| KERSAL LODGE, 115B APARTMENT 2 MANCHESTER ROAD, SHEFFIELD, SOUTH YORKSHIRE, S10 5DN | £115,000 | 04/10/2023 | Flat |
| HALLAM TOWERS, 272A APARTMENT 704 FULWOOD ROAD, SHEFFIELD, SOUTH YORKSHIRE, S10 3AZ | £355,000 | 19/07/2023 | Flat |
| 10 FLAT 1 OAK PARK, SHEFFIELD, SOUTH YORKSHIRE, S10 5DE | £168,000 | 18/07/2023 | Flat |
| HALLAM TOWERS, 272A APARTMENT 803 FULWOOD ROAD, SHEFFIELD, SOUTH YORKSHIRE, S10 3AZ | £360,000 | 23/06/2023 | Flat |
| LAUREL HOUSE, 96B APARTMENT 2 TAPTON CRESCENT ROAD, SHEFFIELD, SOUTH YORKSHIRE, S10 5DY | £205,000 | 12/06/2023 | Flat |
| HALLAM TOWERS, 272A APARTMENT 1107 FULWOOD ROAD, SHEFFIELD, SOUTH YORKSHIRE, S10 3AZ | £405,000 | 25/05/2023 | Flat |
| HALLAM CHASE, 64 FLAT 23 ENDCLIFFE VALE ROAD, SHEFFIELD, SOUTH YORKSHIRE, S10 3EW | £115,000 | 11/05/2023 | Flat |
| HALLAM TOWERS, 272A APARTMENT 503 FULWOOD ROAD, SHEFFIELD, SOUTH YORKSHIRE, S10 3AZ | £355,000 | 24/04/2023 | Flat |
| HALLAM CHASE, 64 FLAT 19 ENDCLIFFE VALE ROAD, SHEFFIELD, SOUTH YORKSHIRE, S10 3EW | £105,000 | 06/04/2023 | Flat |
| HALLAM TOWERS, 272A APARTMENT 702 FULWOOD ROAD, SHEFFIELD, SOUTH YORKSHIRE, S10 3AZ | £315,000 | 27/03/2023 | Flat |
| HALLAM TOWERS, 272A APARTMENT 607 FULWOOD ROAD, SHEFFIELD, SOUTH YORKSHIRE, S10 3AZ | £350,000 | 13/01/2023 | Flat |
| 6D TAPTON HOUSE ROAD, SHEFFIELD, SOUTH YORKSHIRE, S10 5BY | £315,000 | 19/12/2022 | Flat |
| TAPTON LODGE MEWS, 28 FLAT 5 TAPTON HOUSE ROAD, SHEFFIELD, SOUTH YORKSHIRE, S10 5BY | £142,000 | 16/12/2022 | Flat |
| HALLAM CHASE, 64 FLAT 24 ENDCLIFFE VALE ROAD, SHEFFIELD, SOUTH YORKSHIRE, S10 3EW | £110,000 | 15/12/2022 | Flat |
| 16 TAPTON MOUNT CLOSE, SHEFFIELD, SOUTH YORKSHIRE, S10 5DJ | £255,000 | 15/12/2022 | Flat |

**Area average:** £265,600 (20 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £246,029 (34 Flat, S10, 2024–2026)
- **Deviation:** +62.6%

## Rental Range

*ONS Price Index of Private Rents (Yorkshire and The Humber). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £770/mo
- **Realistic:** £855/mo
- **Optimistic:** £941/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Sheffield (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £618/mo

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Flat, Lydgate Lane, S10 | £1,350/mo | 2 | 0.39 miles | OpenRent |
| 2 Bed Semi-Detached House, Pickmere Road, S10 | £1,100/mo | 2 | 0.56 miles | OpenRent |

**Average rent: £1,225/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.31% (weak for cashflow)
- **Max investor price (0.8%):** £153,125
- **Target investor price (1%):** £122,500

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £1,225/mo).*

- **Gross yield:** 3.7%
- **Cost-to-rent:** 27.2×
- **Monthly cashflow:** £-498/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -5.1%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 11.6%
- **10y growth:** -5.8%

## House Price Index (HM Land Registry)

*Official index for Yorkshire and The Humber; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -7.3%
- **5y growth (index):** 5.9%
- **10y growth (index):** 32.5%

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Job (default Low)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)