Rented normally, it costs you £142 a month. That is £1,709 a year, every year you hold it.

Will it pay?Calculator

You top up £142 a month — the mortgage takes 54p of every pound of rent

Borrowing £26,295 less would close that shortfall — which is £26,295 more cash at the start, on top of the deposit.

£528 mortgage

£547 running

£970 rent in£142 short

◧ market rent £970 · 30 comps2 empty weeks a year assumed

What if I change my assumptions?The dials

At the asking price, 25% deposit, 6.50% charged

Change any of these 16 and every card on this page changes with it. The 6.50% is the 5.75% quoted plus a company premium.

◧ worked out from local rents

What will it cost me to buy?Breakdown

£44,050 + refurb costs

And about £8,546 more over five years, because it loses £142 every month you hold it — before any repair. That already assumes the rent never falls.

£44,050 to buy it

~£12,558

deposit · stamp duty · solicitor · feeswe haven’t been inside

□ works not inspected

What would have to be true?The working

£35,000 off and it stops losing money

At the asking price you feed it £142 a month. At £94,936 the rent covers everything — leaving stamp duty of £4,747 at that price.

offer £94,936

asked £130,000

◧ worked back from the rent■ stamp duty re-bandedrounded down to £5,000 — the rent it works back from is an estimate

Is the price right?Comparables

Nothing nearby is comparable — but it is 81% over its 2017 price

The dearest sold for 3.4× the cheapest, so the rent has to justify this price on its own.

you'd pay £130,000

£60,000

£68,000

£75,000

£85,000

£95,000

£102,000

£106,000

£120,000

£123,000

£130,000

£135,000

£205,000

£60k£132.5k£205k

£60,000 cheapest£205,000 dearest

12 completed sales, same property type, last 3 years

□ 12 sold nearby, not matched on sizeHM Land Registry Price Paid Data

What will the rent borrow?Lender test

The rent carries the whole loan — it could fall 5% and still cover it

Your deposit is what limits this one, not the rent. Lenders test the rent at 7.5% and need it to cover 145% of the payment.

£884 needed

of £933 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £933PRA-style test

How big is it, really?The plan

Measured off the plan, not by a surveyor 560 sq ft

The advert and the survey disagree — open for both figures and the gap.

■ area measured on site

Is it a good location?Open the map

No school rated Good or better in this postcode area

3 schools in this postcode area, none rated Good or better and flood risk checking… — open for the map, the schools and the rest.

Article 4Planning permission required to let by the room

■ postcode area, not this address

What could kill thisThe checks

£2,459 a year in charges for the building, owed even when nobody is living there

The contract the property is sold under sets these charges, and they can go up over the years.

2 problems found · 3 came back clear · 2 we could not check · 2 do not apply to this property

■ from the listinglisting last seen 18 Sep 2026

Which strategy wins?The ways to run it

Short-stay let beats Guaranteed council rent by £324 a month

Your controls are set to Standard rental — £454 a month behind Short-stay let.

Short-stay let+£312 · £56,608 in

3 nearby short-lets within 5.5 km · low confidence

Guaranteed council rent−£12 · £56,608 in

Standard rental−£142 · £56,608 in

Housing-benefit rent−£278 · £56,608 in

Each row: money kept a month, then the cash it ties up. Not compared: Rent by the room (only 2 bedrooms) · Do it up, then remortgage (pays back at the remortgage) · Buy, improve & sell (pays out on sale)

◧ 4 ways, one measureranked on money kept each month, at the asking price

What would you walk away with?The five-year sums

−£14,636 after five years on the cash you put in, before tax on the sale

Less than the same cash would have made in a savings account, after tax on the interest. The savings account’s capital is not at risk; the property’s is. A fall of about 28% in the price would leave nothing from a sale after selling costs, and you would still owe the lender any shortfall. That is the £56,608 you put in. The 5-year fix runs past this 5-year hold, so the rate reset comes after it.

◧ 2.0%/yr growth assumed