Rented normally, it costs you £10 a month. That is £118 a year, every year you hold it.

Will it pay?Calculator

You top up £10 a month — the mortgage takes 54p of every pound of rent

Borrowing £1,809 less would close that shortfall — which is £1,809 more cash at the start, on top of the deposit.

+£985−£528−£467−£10

Rent inMortgageRunning costsShort by

The rent covers £985 of that — you cover £10

◧ market rent £985 · 132 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-£10/mo

All-in cash£50,467

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

£44,050 + refurb costs

And about £588 more over five years, because it loses £10 every month you hold it — before any repair. That already assumes the rent never falls.

£44,050 to buy it

deposit · stamp duty · solicitor · fees~£6,417, unseen

□ works not inspected

What would have to be true?

Break-even is within £5,000 of the asked price

It lands that close to the £130,000 asked — inside the step this card rounds to, and inside the confidence band on the rent it works back from. So the price asked is already about the price this rent carries, and there is no honest discount to print.

◧ worked back from the rent

Is the price right?Comparables

Nothing nearby is comparable — but it is 5% under its 2022 price

The dearest sold for 5.0× the cheapest, so the rent has to justify this price on its own.

you'd pay £130,000

£57,750

£93,000

£105,000

£110,000

£147,500

£155,000

£170,000

£170,000

£177,500

£182,500

£200,000

£290,000

£57.8k£173.9k£290k

£57,750 cheapest£290,000 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.

+122 more

our bar: 10 within 500 m

our own middle half£899–£1,079/mo

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

What will the rent borrow?Lender test

The rent carries the whole loan — it could fall 7% 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 £947 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £947PRA-style test

How big is it, really?The plan

Measured off the plan, not by a surveyor 338 sq ft

The area comes off the plan, not a survey. Open for what that means.

□ 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

1 school 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 · 2 came back clear · 4 we could not check · 2 do not apply to this property

■ from the Renters’ Rights Act 2025listing last seen 18 Sep 2026

Which strategy wins?The ways to run it

Every way loses money — Standard rental loses least, at £10 a month

Let it to the council: £2,832 a year less, but they keep paying when it is empty.

Standard rental−£10 · £50,467 in

Guaranteed council rent−£246 · £50,467 in

Housing-benefit rent−£371 · £50,467 in

Short-stay let−£624 · £50,467 in

4 nearby short-lets within 20 km · low confidence

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

−£4,172 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 25% in the price would leave nothing from a sale after selling costs, and you would still owe the lender any shortfall. That is the £50,467 you put in. The 5-year fix runs past this 5-year hold, so the rate reset comes after it.

−£50,467+£148,136−£3,703−£97,500−£637−£4,172

Cash you put inSale valueSelling costsMortgageRent lossesYou are down

◧ 2.0%/yr growth assumed