Rented normally, you'd make about £171 a month.

What could kill thisThe checks

Cash buyers only — there is no mortgage on this one

The listing says no mortgage, and every figure on this page is worked with one.

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

■ from the listinglisting last seen 10 Sep 2026

Will it pay?Calculator

£171 of every £866 is yours to keep, each month

You keep 20p of every pound of rent. The mortgage takes 36p.

£313 mortgage

£309 running

£866 rent in£171 yours

◧ market rent £866 · 9 comps2 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

£27,900 + refurb costs

£7,900 of that never comes back — stamp duty, solicitor and lender fees.

£27,900 to buy it

~£15,111

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

□ 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

How big is it, really?The plan

Measured off the plan, not by a surveyor 668 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

Wigan

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

■ mapped to a point, not an address

Which strategy wins?The ways to run it

Rent by the room beats Standard rental by £126 a month

Rent by the room also ties up the least cash, £43,011.

Rent by the room+£297 · £43,011 in

Standard rental+£171 · £43,011 in

Housing-benefit rent−£7 · £43,011 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) · Short-stay let (no local short-let data) · 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

+£4,800 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 31% in the price would leave nothing from a sale after selling costs, and you would still owe the lender any shortfall. That is the £43,011 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