Rented normally, you'd make about £11 a month.

Will it pay?Calculator

£11 of every £1,050 is yours to keep, each month

You keep 1p of every pound of rent. The mortgage takes 44p.

+£1,050−£467−£569−£3£11

Rent inMortgageRunning costsTaxProfit

Rent £1,050, modelled from 5 nearby lettings

□ service charge not published2 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

£39,225 + refurb costs

£10,475 of that never comes back — stamp duty, solicitor and lender fees.

£39,225 to buy it

deposit · stamp duty · solicitor · fees~£2,070, 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 £115,000 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 23% 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.

£782 needed

of £1,010 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £1,010PRA-style test

Is it a good location?Open the map

Hayes Ub4, UB4

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

■ postcode area, not this address

What could kill thisThe checks

The property is being sold at auction, so the price shown is a guide, not what it will cost

Every figure on this page is worked from that price, so paying more than it cuts the return.

2 problems found · 5 we could not check · 2 do not apply to this property

■ from the listinglisting last seen 19 Sep 2026

Which strategy wins?The ways to run it

Nothing here beats a plain let

Standard rental also ties up the least cash, £41,295.

Standard rental+£11 · £41,295 in

Housing-benefit rent−£272 · £41,295 in

Each row: money kept a month, then the cash it ties up. Not compared: Rent by the room (only 0 bedrooms) · Do it up, then remortgage (pays back at the remortgage) · Short-stay let (no local short-let data) · Guaranteed council rent (no scheme in this borough) · Buy, improve & sell (pays out on sale)

◧ 2 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

−£1,572 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 24% in the price would leave nothing from a sale after selling costs, and you would still owe the lender any shortfall. That is the £41,295 you put in. The 5-year fix runs past this 5-year hold, so the rate reset comes after it.

−£41,295+£128,455−£3,211−£86,250+£729−£1,572

Cash you put inSale valueSelling costsMortgageRent keptYou are down

◧ 2.0%/yr growth assumed