Rented normally, it costs you £118 a month. That is £1,415 a year, every year you hold it.

Will it pay?Calculator

You top up £118 a month — the mortgage takes 76p of every pound of rent

Borrowing £21,771 less would close that shortfall — which is £21,771 more cash at the start, on top of the deposit.

£1,138 mortgage

£1,503 rent in£118 short

◧ market rent £1,503 · 53 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

£95,350 + refurb costs

And about £7,075 more over five years, because it loses £118 every month you hold it — before any repair. That already assumes the rent never falls.

£95,350 to buy it

~£75,222

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

□ works not inspected

What would have to be true?The working

£25,000 off and it stops losing money

At the asking price you feed it £118 a month. At £250,961 the rent covers everything — leaving stamp duty of £15,096 at that price.

offer £250,961

asked £280,000

◧ 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

We can't tell — nothing nearby is alike enough

The dearest sold for 2.6× the cheapest, so the rent has to justify this price on its own.

you'd pay £280,000

£121,360

£130,000

£131,000

£185,000

£195,000

£220,000

£251,000

£260,000

£275,000

£295,000

£300,000

£317,000

£121.4k£219.2k£317k

£121,360 cheapest£317,000 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 £159,469 of the £210,000 loan

That £50,531 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 gap is £25,015. Lenders test the rent at 7.5% and need it to cover 145% of the payment.

£1,903 needed

more than the £1,445 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £1,445PRA-style test

Who has to say yes?Council record

Salford council approves 72% — 67% on a cautious reading

A council-wide rate, not a forecast — and Salford council refuses schemes that sandwich a family home. Check both neighbours.

72%

0%50%100%

never approvesalways approves

the band is the cautious reading of the same 285 decisions — as low as 67%

■ Article 4 — planning permission requireddecision record held for this authority

How big is it, really?The plan

The plan and the advert, side by side 863 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

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

You would need a licence from the council first

Letting without the council’s licence is an offence, and the fee is in no figure here.

3 problems found · 2 came back clear · 3 we could not check · 1 does not apply to this property

■ from council licensing registerlisting last seen 17 Sep 2026

Which strategy wins?The ways to run it

Short-stay let beats Rent by the room by £278 a month

Your controls are set to Standard rental — £371 a month behind Short-stay let.

Short-stay let+£253 · £170,572 in

69 nearby short-lets within 5.5 km · low confidence

Rent by the room−£25 · £196,572 in

Standard rental−£118 · £170,572 in

Guaranteed council rent−£338 · £170,572 in

Housing-benefit rent−£627 · £170,572 in

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

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

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

−£34,189 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 35% in the price would leave nothing from a sale after selling costs, and you would still owe the lender any shortfall. That is the £170,572 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