Rented normally, it costs you £13 a month. That is £162 a year, every year you hold it.

Will it pay?Calculator

You top up £13 a month — the mortgage takes 58p of every pound of rent

Borrowing £2,486 less would close that shortfall — which is £2,486 more cash at the start, on top of the deposit.

£670 mortgage

£453 running

£1,154 rent in£13 short

◧ market rent £1,154 · 48 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

£55,775 + refurb costs

And about £808 more over five years, because it loses £13 every month you hold it — before any repair. That already assumes the rent never falls.

£55,775 to buy it

deposit · stamp duty · solicitor · fees~£10,764, 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 £165,000 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

What will the rent borrow?Lender test

The rent carries £122,440 of the £123,750 loan

That £1,310 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.

£1,121 needed

more than the £1,110 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £1,110PRA-style test

How big is it, really?The plan

Measured off the plan, not by a surveyor 567 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

York, YO24

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 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 15 Sep 2026

Which strategy wins?The ways to run it

Short-stay let beats Standard rental by £824 a month

Short-stay let also ties up the least cash, £66,539.

Short-stay let+£811 · £66,539 in

4 nearby short-lets within 5.5 km · low confidence

Standard rental−£13 · £66,539 in

Housing-benefit rent−£374 · £66,539 in

Each row: money kept a month, then the cash it ties up. Not compared: Rent by the room (only 2 bedrooms) · 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)

◧ 3 ways, one measureranked on money kept each month, at the asking price

What would you walk away with?The five-year sums

−£6,013 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 £66,539 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