Rented normally, you'd make about £279 a month.

Will it pay?Calculator

£279 of every £2,407 is yours to keep, each month

You keep 12p of every pound of rent. The mortgage takes 51p.

£1,219 mortgage

£2,407 rent in£279 yours

£150 of that is a guess — no service charge published.

□ 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

£103,025 + refurb costs

£28,025 of that never comes back — stamp duty, solicitor and lender fees.

£103,025 to buy it

deposit · stamp duty · solicitor · fees~£20,194, 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 £300,000 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

Is the price right?Comparables

We can't tell — nothing nearby is alike enough

The dearest sold for 18.3× the cheapest, so the rent has to justify this price on its own.

you'd pay £300,000

£200,000

£290,000

£320,000

£331,000

£338,000

£338,000

£360,000

£360,780

£365,000

£374,500

£425,000

£3,650,000

£200k£1.9m£3.7m

£200,000 cheapest£3,650,000 dearest

12 completed sales, same property type, last 3 years

□ 12 sold nearby, not matched on sizeHM Land Registry Price Paid Data

What will the rent borrow?Lender test

The rent carries the whole loan — it could fall 12% 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.

£2,039 needed

of £2,314 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £2,314PRA-style test

Who has to say yes?Council record

Salford council approves 72% — 67% on a cautious reading

A council-wide rate, not a forecast — and Salford council refuses schemes that sandwich a family home. Check both neighbours.

72%

0%50%100%

never approvesalways approves

the band is the cautious reading of the same 285 decisions — as low as 67%

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

How big is it, really?The plan

The plan and the advert, side by side 1,276 sq ft

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

□ 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 4Planning permission required to let by the room

■ 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.

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

■ from council licensing registerlisting last seen 15 Sep 2026

Which strategy wins?The ways to run it

Short-stay let beats Standard rental by £854 a month

Let it to the council: £5,580 a year less, but they keep paying when it is empty.

Short-stay let+£1,133 · £123,219 in

3 nearby short-lets within 5.5 km · low confidence

Standard rental+£279 · £123,219 in

Rent by the room+£236 · £157,219 in

Guaranteed council rent−£186 · £123,219 in

Housing-benefit rent−£594 · £123,219 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) · 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?The five-year sums

+£6,991 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 £123,219 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