Indicative CGIKeystone Rotherham — Howard Building
Howard Street, Rotherham · South Yorkshire, England · S60
Illustrative, assumptions-based figures. The operator could fail. Resale takes time. Values can fall. Yields and exit pricing are not guaranteed. Capital at risk. Not advice.
A standing building re-purposed — conversion risk, not ground-up construction risk. The structure exists today.
Conventional C3 residential use — no specialist operator dependency, and the widest buyer and exit pool of any asset class.
A 250-yr lease, registered in your name — a real asset, not a paper promise.
Why this scheme works.
A standing landmark — the former Technical College — re-purposed to 72 residential apartments in Rotherham town centre. Straight residential stock: conventional C3 use, individual 250-year titles, and the widest buyer and exit pool of any asset class in the pipeline.
A standing landmark building — conversion risk, not ground-up construction risk
Conventional C3 residential use — no specialist operator dependency, the widest possible exit pool
Individual 250-year leasehold titles registered in your name
Town-centre location, minutes from the station and the Forge Island leisure regeneration
Independent RICS Red Book valuation behind every price — no internal marks
The evidence ledger
- DOC 01
Outline application PP-14831603
49 units — submitted April 2026.
- DOC 02
PDR scheme RB2026/0232
23 units via the permitted-development route.
References quoted from the planning register / executed agreements. Subject to planning where stated.
Sheffield city-region demand, Rotherham prices.
Six miles from Sheffield on the UK's first tram-train line, up the road from the Advanced Manufacturing Park where Boeing and McLaren build, and a town centre being remade around Forge Island — straight residential stock in the heart of South Yorkshire.
A full borough of demand on the doorstep, inside South Yorkshire's 1.4 million — and modern town-centre apartment stock remains scarce.
The Sheffield–Rotherham tram-train, the UK's first, has linked the town centre to Sheffield's jobs, universities and nightlife since 2018 — commuter renting runs in both directions.
The University of Sheffield and Sheffield Hallam anchor one of the UK's biggest student cities next door — and their graduates feed the city-region's rental market every year.
The Advanced Manufacturing Park at Waverley — grown around the University of Sheffield's AMRC — hosts Boeing's European fabrication plant, McLaren's composites centre and Rolls-Royce: an engineering employment base minutes from the centre.
Rotherham's Forge Island — cinema, hotel and restaurants on the river Don — opened in 2024 as the anchor of the council's town-centre masterplan.
Outline application PP-14831603 (49 units) sits alongside the 23-unit permitted-development scheme RB2026/0232 — 72 individually-titled apartments in the former Technical College, a short walk from Rotherham Central station.
Figures are third-party market data from published sources (ONS Census 2021, AMP/AMRC tenant announcements, Rotherham Council's Forge Island programme) — not Keystone projections. Planning references are on the public register; the outline application remains subject to determination.
The investor case.
The entry unit, held three or five years, exited to an institution — if the exit yield is achieved. Yields can widen as well as compress.
The Rotherham worked numbers are shown to certified qualified investors.
Ten-second certification under the UK financial-promotion rules. No obligation.
Resale & exit routes. Exit is never automatic. Two routes out: open-market resale of your titled unit — Keystone maintains a register of qualified buyers — and, where offered on a scheme, an operator/developer buy-back option at a price defined in the reservation pack. The operator could fail. Resale takes time. Values can fall.
Live availability.
Prices are shown to certified qualified investors.
| Unit type | Units | Price (illustrative) | ||
|---|---|---|---|---|
| One-bed apartment | 430 sqft | 48 · 42 available | £——— 🔒 | —.—% |
| Two-bed apartment | 560 sqft | 24 · 20 available | £——— 🔒 | —.—% |
From reservation to income.
Off-plan means a gap between exchanging and earning. Here is exactly where your money sits, and when the rent begins.
- 01Reserve
Reservation fee holds your unit.
- 02Exchange
Deposit paid — into SRA-regulated escrow, not to the developer.
- 03Build period
No income yet. Funds release against verified build milestones only.
- 04Completion
Balance paid; the unit is yours, registered in your name.
- 05Lease commences
The operator's FRI lease starts.
- 06Income starts
Contracted rent begins — from lease commencement, not before.
Between exchange and completion your money is held by an SRA-regulated solicitor as stakeholder and you receive no income — the build period is typically 12–24 months. Income begins when the operator lease commences at completion.
Pensions. These are self-contained residential dwellings — they cannot be held in a SIPP/SSAS (HMRC taxable-property charges of up to ~55% apply). If pension investment matters to you, see the registered care homes at Stoke and Crewe or the Greenock hostel — and always take your own regulated advice.
Interrogate the scheme.
The key facts, the protections — and an AI assistant that answers only from Keystone's approved data room.
The detail
- Tenure
- 250-year leasehold · individual title
- Entity
- SH Care Rotherham Limited
- Completion target
- 2027
- Status
- Reservations open
72 residential apartments in the landmark former Technical College on Howard Street, Rotherham town centre — straight residential stock, individually titled on 250-year leases. A conversion of a standing landmark rather than ground-up construction; conventional C3 use with no specialist operator dependency. Residential property — cannot be held in a SIPP/SSAS.
Your protections
- Independent RICS Red Book valuation per unit before any price is published
- Deposits held in an SRA-regulated stakeholder / escrow account
- Promoted only to certified qualified investor categories under s.21 FSMA
- Identity and source-of-funds (AML) checks on every buyer — required by law, run on every reservation
- Your certification, declarations and what you were shown are recorded and retained
The data room
Two gates: certify as a qualified investor to see the figures, then accept a confidentiality undertaking to enter the full due-diligence room — titles, leases, covenant and valuations.
Enter the data room →Register to reserveAsk about Rotherham
AI assistant — answers only from Keystone's approved data room.
Try asking:
Not advice. Figures indicative, subject to RICS valuation. Capital at risk.
Request the investor pack.
Everything a serious investor asks for, in one reply — within one business day.
Scheme overview & live availability
Unit schedule, status and the build programme.
Lease heads of terms
FRI structure, CPI-linked rent reviews (collared and capped), operator covenant note.
The compliance pack
SRA-escrow deposit route, RICS valuation process, title structure.
A named contact
One person who knows the schemes — never a call centre.
Illustrative, assumptions-based figures. The operator could fail. Resale takes time. Values can fall. Yields and exit pricing are not guaranteed. Capital at risk. Not advice.