Rented normally, you'd make about £263 a month.

Will it pay?Calculator

£263 of every £2,671 is yours to keep, each month

You keep 10p of every pound of rent. The mortgage takes 61p.

£1,625 mortgage

£2,671 rent in£263 yours

◧ market rent £2,671 · 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

£139,150 + refurb costs

£39,150 of that never comes back — stamp duty, solicitor and lender fees.

£139,150 to buy it

deposit · stamp duty · solicitor · fees~£19,458, unseen

□ works not inspected

What would have to be true?

Nothing — it works at the asking price

The rent covers the mortgage, the running costs and the tax at the £400,000 asked, so there is no discount this card has to name. A lower price would be upside, not a condition.

◧ worked back from the rent

What will the rent borrow?Lender test

The rent carries £283,395 of the £300,000 loan

That £16,605 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.

£2,719 needed

more than the £2,568 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £2,568PRA-style test

Who has to say yes?Council record

Barking and Dagenham council approves 4% — 1% on a cautious reading

A council-wide rate across 51 HMO decisions, not a forecast for this address.

4%

0%50%100%

never approvesalways approves

the band is the cautious reading of the same 51 decisions — as low as 1%

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

How big is it, really?The plan

Room to grow 1,032 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

Dagenham, RM10

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 · 1 came back clear · 5 we could not check · 1 does not apply to this property

■ from the Article 4 maplisting last seen 14 Sep 2026

Which strategy wins?The ways to run it

Nothing here beats a plain let

Standard rental also ties up the least cash, £158,608.

Standard rental+£263 · £158,608 in

Rent by the room+£142 · £202,650 in

Housing-benefit rent+£99 · £158,608 in

Short-stay let−£1,287 · £158,608 in

3 nearby short-lets within 5.5 km · low confidence

Each row: money kept a month, then the cash it ties up. Not compared: Do it up, then remortgage (pays back at the remortgage) · Guaranteed council rent (no scheme in this borough) · 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?The five-year sums

+£2,706 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 £158,608 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

Could you let it by the room?Room by room

+£704 a month at 5 rooms on the room-add model, before tax, once converted

The floorplan supports 5 lettable rooms, and £25,500 of work gets you there.

◧ room-add model · medium confidence□ no district room benchmarkDwelfy’s room-add model, before tax