Rented normally, it costs you £168 a month. That is £2,021 a year, every year you hold it.

Will it pay?Calculator

You top up £168 a month — the mortgage takes 58p of every pound of rent

Borrowing £31,097 less would close that shortfall — which is £31,097 more cash at the start, on top of the deposit.

£504 mortgage

£502 running

£871 rent in£168 short

£175 of that is a guess — no service charge published.

□ service charge not published2 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

£42,060 + refurb costs

And about £10,107 more over five years, because it loses £168 every month you hold it — before any repair. That already assumes the rent never falls.

£42,060 to buy it

deposit · stamp duty · solicitor · fees~£10,081, unseen

□ works not inspected

What would have to be true?The working

£40,000 off and it stops losing money

At the asking price you feed it £168 a month. At £82,525 the rent covers everything — leaving stamp duty of £4,126 at that price.

offer £82,525

asked £124,000

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

Can we trust the rent?Rent evidence

Nearby lettings back this rent

They are advertised rents rather than signed tenancies, so a slow month is still possible.

+59 more

our bar: 10 within 500 m

what 20 nearby lettings ask£150–£1,375/mo

our own middle half£809–£938/mo

■ 69 lettings within 500 mAdvertised rents, not signed tenancies

What will the rent borrow?Lender test

The rent carries £92,414 of the £93,000 loan

That £586 is yours to find on top of the deposit. Tested at 125% instead of 145% — a company or a basic-rate taxpayer usually is — the rent carries the whole loan. Lenders test the rent at 7.5% and need it to cover 145% of the payment.

£843 needed

more than the £838 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £838PRA-style test

How big is it, really?The plan

The plan and the advert, side by side 694 sq ft

Two figures for this house, and neither is a survey. Open for both.

□ area off the floorplan — not a survey

Is it a good location?Open the map

Lincoln, LN5 7NZ

1 of 1 school in this postcode area rated Good or Outstanding 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

You would not own it outright — 80 years left, and buying more years has already got dearer

Nobody has priced those extra years here — you buy them from whoever owns the building.

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

■ from the listinglisting last seen 15 Sep 2026

Which strategy wins?The ways to run it

Every way loses money — Standard rental loses least, at £168 a month

Standard rental also ties up the least cash, £52,141.

Standard rental−£168 · £52,141 in

Housing-benefit rent−£430 · £52,141 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) · Short-stay let (no local short-let data) · Guaranteed council rent (no scheme in this borough) · Buy, improve & sell (pays out on sale)

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

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

−£15,552 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 27% in the price would leave nothing from a sale after selling costs, and you would still owe the lender any shortfall. That is the £52,141 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