Rented normally, you'd make about £213 a month, if it can be let.

Will it pay?Calculator

£213 of every £991 is yours to keep, each month

You keep 21p of every pound of rent. The mortgage takes 35p.

+£991−£345−£383−£50£213

Rent inMortgageRunning costsTaxProfit

Rent £991, modelled from 55 nearby lettings

◧ market rent £991 · 55 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£213/mo

All-in cash£44,585

Payback17.4 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

£29,474 + refurb costs

£8,225 of that never comes back — stamp duty, solicitor and lender fees.

£29,474 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 £84,995 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 39% 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.

£578 needed

of £953 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £953PRA-style test

Who has to say yes?Council record

Middlesbrough council approves 64% — 39% on a cautious reading

A council-wide rate across 14 HMO decisions, not a forecast for this address.

64%

0%50%100%

never approvesalways approves

the band is the cautious reading of the same 14 decisions — as low as 39%

■ Article 4 — planning permission requireddecision record held for this authority

Is it a good location?Open the map

Middlesbrough Ts5, TS5

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 26 Sep 2026

Which strategy wins?The ways to run it

Rent by the room beats Standard rental by £89 a month

Rent by the room needs £26,000 more cash than the others.

Rent by the room+£302 · £70,585 in

Standard rental+£213 · £44,585 in

Housing-benefit rent−£133 · £44,585 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

+£7,581 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 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 £44,585 you put in. The 5-year fix runs past this 5-year hold, so the rate reset comes after it.

−£44,585+£104,686−£2,617−£63,746+£13,843+£7,581

Cash you put inSale valueSelling costsMortgageRent keptYou walk with

◧ 2.0%/yr growth assumed