Rented normally, you'd make about £325 a month.

Will it pay?Calculator

£325 of every £1,556 is yours to keep, each month

You keep 21p of every pound of rent. The mortgage takes 31p.

+£1,556−£488−£666−£76£325

Rent inMortgageRunning costsTaxProfit

Rent £1,556, modelled from 120 nearby lettings within 500 m

□ service charge not published2 empty weeks a year assumed

What if I change my assumptions?The dials

At the asking price, 25% deposit, 6.25% charged

Change any of these 16 and every card on this page changes with it. The 6.25% is the 5.50% quoted plus a company premium.

◧ worked out from local rents

What will it cost me to buy?Breakdown

£42,375 + refurb costs

£11,125 of that never comes back — stamp duty, solicitor and lender fees.

£42,375 to buy it

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

□ works not inspected

What would have to be true?

We cannot price this without a postcode

Which purchase tax applies — stamp duty, LBTT or land transaction tax — is decided by the nation the address sits in, and this listing carries no postcode to resolve it. Rather than assume England and then price to the pound off it, this card does not answer. The agent can give you the postcode.

□ no postcode on the listing

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.

+110 more

our bar: 10 within 500 m

our own middle half£1,467–£1,650/mo

■ 120 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 43% 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.

£850 needed

of £1,496 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £1,496PRA-style test

How big is it, really?The plan

Measured off the plan, not by a surveyor 451 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

Hayes

No schools in this postcode area and flood risk checking… — open for the map, the schools and the rest.

Article 4Not assessed for this address

■ mapped to a point, not an 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 16 Sep 2026

Which strategy wins?The ways to run it

Nothing here beats a plain let

Standard rental also ties up the least cash, £48,792.

Standard rental+£325 · £48,792 in

Short-stay let−£335 · £48,792 in

3 nearby short-lets within 5.5 km · low confidence

Housing-benefit rent−£436 · £48,792 in

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) · 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, after 5 years?The five-year sums

+£17,662 after five years on the cash you put in, before tax on the sale

More 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 £48,792 you put in. The 5-year fix runs past this 5-year hold, so the rate reset comes after it.

−£48,792+£142,615−£3,565−£93,750+£21,154+£17,662

Cash you put inSale valueSelling costsMortgageRent keptYou walk with

◧ 2.0%/yr growth assumed