Rented normally, you'd make about £387 a month.

Will it pay?Calculator

£387 of every £5,261 is yours to keep, each month

You keep 7p of every pound of rent. The mortgage takes 58p.

+£5,261−£3,047−£1,737−£91£387

Rent inMortgageRunning costsTaxProfit

Rent £5,261, modelled from 38 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

£268,100 + refurb costs

£80,600 of that never comes back — stamp duty, solicitor and lender fees.

£268,100 to buy it

deposit · stamp duty · solicitor · fees~£19,062, 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 £750,000 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 £558,196 of the £562,500 loan

That £4,304 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 rent carries the whole loan. Lenders test the rent at 7.5% and need it to cover 145% of the payment.

£5,098 needed

more than the £5,059 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £5,059PRA-style test

How big is it, really?The plan

The plan and the advert, side by side 820 sq ft

Two figures for this house, and neither is a survey. Open for both.

AdvertFloorplan

810 sq ft820 sq ft830 sq ft

810 sq ft830 sq ft

neither is a survey — a tape measure settles it

□ area off the floorplan — not a survey

Is it a good location?Open the map

No school rated Good or better in this postcode area

1 school in this postcode area, none rated Good or better 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

You would need a licence from the council first

Letting without the council’s licence is an offence, and the fee is in no figure here.

2 problems found · 4 came back clear · 3 we could not check

■ from council licensing registerlisting last seen 11 Sep 2026

Which strategy wins?The ways to run it

Nothing here beats a plain let

Let it to the council: £21,396 a year less, but they keep paying when it is empty.

Standard rental+£387 · £287,162 in

Guaranteed council rent−£1,396 · £287,162 in

Rent by the room−£2,002 · £313,162 in

Housing-benefit rent−£2,135 · £287,162 in

Short-stay let−£2,633 · £287,162 in

654 nearby short-lets within 5.5 km · medium confidence

Each row: money kept a month, then the cash it ties up. Not compared: Do it up, then remortgage (pays back at the remortgage) · Buy, improve & sell (pays out on sale)

◧ 5 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

−£3,830 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 £287,162 you put in. The 5-year fix runs past this 5-year hold, so the rate reset comes after it.

−£287,162+£841,740−£21,044−£562,500+£25,135−£3,830

Cash you put inSale valueSelling costsMortgageRent keptYou are down

◧ 2.0%/yr growth assumed