Rented normally, it costs you £282 a month. That is £3,379 a year, every year you hold it.

Will it pay?Calculator

You top up £282 a month — the mortgage takes 84p of every pound of rent

Borrowing £51,988 less would close that shortfall — which is £51,988 more cash at the start, on top of the deposit.

+£1,577−£1,324−£534−£282

Rent inMortgageRunning costsShort by

The rent covers £1,577 of that — you cover £282

◧ market rent £1,577 · 6 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-£282/mo

All-in cash£131,597

PaybackNever

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

£112,139 + refurb costs

And about £16,896 more over five years, because it loses £282 every month you hold it — before any repair. That already assumes the rent never falls.

£112,139 to buy it

deposit · stamp duty · solicitor · fees~£19,458, unseen

□ works not inspected

What would have to be true?The working

£65,000 off and it stops losing money

At the asking price you feed it £282 a month. At £256,657 the rent covers everything — leaving stamp duty of £15,666 at that price.

offer £256,657

asked £325,995

◧ worked back from the rent■ stamp duty re-bandedrounded down to £5,000 — the rent it works back from is an estimate

What will the rent borrow?Lender test

The rent carries £167,321 of the £244,496 loan

That £77,175 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 gap is £50,404. Lenders test the rent at 7.5% and need it to cover 145% of the payment.

£2,216 needed

more than the £1,516 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £1,516PRA-style test

How big is it, really?The plan

The rooms are on the plan; the total is not

The plan is on file; the floor area is not.

□ no floor area published

Is it a good location?Open the map

Newcastle upon Tyne, DH4

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 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 · 1 came back clear · 6 we could not check · 1 does not apply to this property

■ from the Renters’ Rights Act 2025listing last seen 19 Sep 2026

Which strategy wins?The ways to run it

Every way loses money — Standard rental loses least, at £282 a month

Standard rental also ties up the least cash, £131,597.

Standard rental−£282 · £131,597 in

Rent by the room−£632 · £131,597 in

Housing-benefit rent−£675 · £131,597 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, after 5 years?The five-year sums

−£29,854 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 £131,597 you put in. The 5-year fix runs past this 5-year hold, so the rate reset comes after it.

−£131,597+£373,889−£9,347−£244,496−£18,303−£29,854

Cash you put inSale valueSelling costsMortgageRent lossesYou are down

◧ 2.0%/yr growth assumed