Rented normally, it costs you £167 a month. That is £2,004 a year, every year you hold it.

Will it pay?Calculator

You top up £167 a month — the mortgage takes 60p of every pound of rent

Borrowing £30,836 less would close that shortfall — which is £30,836 more cash at the start, on top of the deposit.

+£1,223−£731−£659−£167

Rent inMortgageRunning costsShort by

The rent covers £1,223 of that — you cover £167

◧ market rent £1,223 · 90 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

£60,800 + refurb costs

And about £10,022 more over five years, because it loses £167 every month you hold it — before any repair. That already assumes the rent never falls.

£60,800 to buy it

deposit · stamp duty · solicitor · fees~£11,544, 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 £167 a month. At £138,885 the rent covers everything — leaving stamp duty of £7,222 at that price.

offer £138,885

asked £180,000

◧ 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 4.4× the cheapest, so the rent has to justify this price on its own.

you'd pay £180,000

£65,000

£85,000

£117,500

£180,000

£189,950

£190,000

£197,000

£213,000

£233,000

£235,000

£244,000

£287,000

£65k£176k£287k

£65,000 cheapest£287,000 dearest

12 completed sales, same property type, last 3 years

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

Can we trust the rent?Rent evidence

Nearby lettings back this rent

We hold too few nearby asking rents to cross-check this figure, so nothing here confirms it a second way.

+80 more

our bar: 10 within 500 m

our own middle half£1,141–£1,311/mo

■ 90 lettings within 500 m□ no nearby asks to cross-checkAdvertised rents, not signed tenancies

What will the rent borrow?Lender test

The rent carries £129,761 of the £135,000 loan

That £5,239 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.

£1,223 needed

more than the £1,176 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £1,176PRA-style test

How big is it, really?The plan

The plan and the advert, side by side 629 sq ft

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

AdvertFloorplan

619 sq ft630 sq ft640 sq ft

619 sq ft640 sq ft

neither is a survey — a tape measure settles it

□ area off the floorplan — not a survey

Is it a good location?Open the map

Spinningfields, M3 3AN

No schools in this postcode area 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

£2,750 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 · 2 came back clear · 3 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 Standard rental by £1,442 a month

Let it to the council: £2,136 a year less, but they keep paying when it is empty.

Short-stay let+£1,275 · £72,344 in

39 nearby short-lets within 5.5 km · medium confidence

Standard rental−£167 · £72,344 in

Guaranteed council rent−£345 · £72,344 in

Housing-benefit rent−£585 · £72,344 in

Each row: money kept a month, then the cash it ties up. Not compared: Rent by the room (only 1 bedroom) · 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, after 5 years?The five-year sums

−£16,357 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 26% in the price would leave nothing from a sale after selling costs, and you would still owe the lender any shortfall. That is the £72,344 you put in. The 5-year fix runs past this 5-year hold, so the rate reset comes after it.

−£72,344+£207,019−£5,175−£135,000−£10,856−£16,357

Cash you put inSale valueSelling costsMortgageRent lossesYou are down

◧ 2.0%/yr growth assumed