Rented normally, it costs you £496 a month. That is £5,950 a year, every year you hold it.

Will it pay?Calculator

The mortgage alone costs more than the whole rent — you top up £496 a month

It is £496 a month short. Borrowing £91,543 less would close that shortfall — which is £91,543 more cash at the start, on top of the deposit.

+£998−£1,117−£377−£496

Rent inMortgageRunning costsShort by

The rent covers £998 of that — you cover £496

◧ market rent £998 · 23 comps2 empty weeks a year assumed

What if I change my assumptions?The dials

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

Try your own numbersLive

You keep-£496/mo

All-in cash£94,975

PaybackNever

Offer−+

Deposit−+

Mortgage rate−+

Rent−+

Worked at 6.50% — 5.75% quoted plus a company premium.

◧ worked out from local rents

What will it cost me to buy?Breakdown

£93,475 + refurb costs

And about £29,751 more over five years, because it loses £496 every month you hold it — before any repair. That already assumes the rent never falls.

£93,475 to buy it

deposit · stamp duty · solicitor · fees~£1,500, unseen

□ works not inspected

What would have to be true?The search

No offer makes this pay

Even at £165,000 — well below the £275,000 asked — the rent still does not cover the costs. The gap is the rent against the running costs, not the price, so negotiating does not close it.

◧ worked back from the rent■ land transaction tax re-bandedtested down to £165,000

What will the rent borrow?Lender test

The rent carries £105,889 of the £206,250 loan

That £100,361 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 £83,419. Lenders test the rent at 7.5% and need it to cover 145% of the payment.

£1,869 needed

more than the £960 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £960PRA-style test

How big is it, really?The plan

The rooms are on the plan; the total is not

The plan is on file; the floor area is not.

□ no floor area published

Is it a good location?Open the map

No school rated Good or better in this postcode area

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

Article 4Not assessed for this address

■ postcode area, not this address

What to know before you offerThe checks

Every tenancy here is periodic, with no Section 21 to end it

Tenancies are now periodic, with no Section 21 — budget a longer void.

1 problem found · 1 came back clear · 6 we could not check · 1 does not apply to this property

■ from the Renters’ Rights Act 2025listing last seen 21 Aug 2026

Which strategy wins?The ways to run it

Every way loses money — Short-stay let loses least, at £47 a month

Your controls are set to Standard rental — £449 a month behind Short-stay let.

Short-stay let−£47 · £94,975 in

18 nearby short-lets within 11.1 km · low confidence

Rent by the room−£116 · £120,975 in

Standard rental−£496 · £94,975 in

Guaranteed council rent−£778 · £94,975 in

Housing-benefit rent−£899 · £94,975 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, after 5 years?The five-year sums

−£36,372 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 23% in the price would leave nothing from a sale after selling costs, and you would still owe the lender any shortfall. That is the £94,975 you put in. The 5-year fix runs past this 5-year hold, so the rate reset comes after it.

−£94,975+£304,699−£7,617−£206,250−£32,229−£36,372

Cash you put inSale valueSelling costsMortgageRent lossesYou are down

◧ 2.0%/yr growth assumed