Rented normally, it costs you £52 a month. That is £622 a year, every year you hold it.

Will it pay?Calculator

You top up £52 a month — the mortgage takes 70p of every pound of rent

Borrowing £9,562 less would close that shortfall — which is £9,562 more cash at the start, on top of the deposit.

£975 mortgage

£1,390 rent in£52 short

◧ market rent £1,390 · 5 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

£80,600 + refurb costs

And about £3,108 more over five years, because it loses £52 every month you hold it — before any repair. That already assumes the rent never falls.

£80,600 to buy it

deposit · stamp duty · solicitor · fees~£15,951, unseen

□ works not inspected

What would have to be true?The working

£10,000 off and it stops losing money

At the asking price you feed it £52 a month. At £227,250 the rent covers everything — leaving stamp duty of £13,408 at that price.

offer £227,250

asked £240,000

◧ 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?The deeds

Last sold for £240,000 in 2026

Nothing nearby is comparable, and it is asking about what it fetched in 2026.

□ this address’s own deeds, no comparable saleHM Land Registry Price Paid Data

What will the rent borrow?Lender test

The rent carries £147,480 of the £180,000 loan

That £32,520 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 £8,923. Lenders test the rent at 7.5% and need it to cover 145% of the payment.

£1,631 needed

more than the £1,337 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £1,337PRA-style test

Who has to say yes?Council record

Sefton council approves 37% — 27% on a cautious reading

A council-wide rate across 84 HMO decisions, not a forecast for this address.

37%

0%50%100%

never approvesalways approves

the band is the cautious reading of the same 84 decisions — as low as 27%

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

How big is it, really?The plan

Measured off the plan, not by a surveyor 753 sq ft

The advert and the survey disagree — open for both figures and the gap.

■ area measured on site

Is it a good location?Open the map

Liverpool, L22 6QE

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

The council here has taken away the automatic right to rent this out by the room

You would have to apply for permission first, and the council can say no.

2 problems found · 2 came back clear · 5 we could not check

■ from the Article 4 maplisting last seen 15 Sep 2026

Which strategy wins?The ways to run it

Short-stay let beats Rent by the room by £541 a month

Your controls are set to Standard rental — £557 a month behind Short-stay let.

Short-stay let+£505 · £96,551 in

7 nearby short-lets within 11.1 km · medium confidence

Rent by the room−£36 · £122,551 in

Standard rental−£52 · £96,551 in

Guaranteed council rent−£568 · £96,551 in

Housing-benefit rent−£698 · £96,551 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

−£10,401 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 £96,551 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