Rented normally, you'd make about £62 a month.

Will it pay?Calculator

£62 of every £990 is yours to keep, each month

You keep 6p of every pound of rent. The mortgage takes 55p.

+£990−£548−£366−£14£62

Rent inMortgageRunning costsTaxProfit

Rent £990, modelled from 16 nearby lettings

◧ market rent £990 · 16 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£62/mo

All-in cash£60,536

Payback82.0 yrs

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

£45,425 + refurb costs

£11,675 of that never comes back — stamp duty, solicitor and lender fees.

£45,425 to buy it

~£15,111

deposit · stamp duty · solicitor · feeswe haven’t been inside

□ 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 £135,000 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 the whole loan — it could fall 4% 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.

£918 needed

of £952 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £952PRA-style test

Who has to say yes?Council record

Walsall council approves 40% — 17% on a cautious reading

A council-wide rate across 10 HMO decisions, not a forecast for this address.

40%

0%50%100%

never approvesalways approves

the band is the cautious reading of the same 10 decisions — as low as 17%

■ 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 568 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

Walsall Ws3, WS3

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 19 Sep 2026

Which strategy wins?The ways to run it

Rent by the room beats Standard rental by £84 a month

Rent by the room needs £30,000 more cash than the others.

Rent by the room+£146 · £90,536 in

Standard rental+£62 · £60,536 in

Short-stay let+£48 · £60,536 in

101 nearby short-lets within 20 km · low confidence

Housing-benefit rent−£113 · £60,536 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) · 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, after 5 years?The five-year sums

−£1,889 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 28% in the price would leave nothing from a sale after selling costs, and you would still owe the lender any shortfall. That is the £60,536 you put in. The 5-year fix runs past this 5-year hold, so the rate reset comes after it.

−£60,536+£159,895−£3,997−£101,250+£3,999−£1,889

Cash you put inSale valueSelling costsMortgageRent keptYou are down

◧ 2.0%/yr growth assumed