Rented normally, it costs you £1,002 a month. That is £12,020 a year, every year you hold it.

Will it pay?Calculator

The mortgage alone costs more than the whole rent — you top up £1,002 a month

It is £1,002 a month short. Borrowing £184,925 less would close that shortfall — which is £184,925 more cash at the start, on top of the deposit.

+£1,138−£1,544−£596−£1,002

Rent inMortgageRunning costsShort by

The rent covers £1,138 of that — you cover £1,002

□ 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

£132,225 + refurb costs

And about £60,101 more over five years, because it loses £1,002 every month you hold it — before any repair. That already assumes the rent never falls.

£132,225 to buy it

deposit · stamp duty · solicitor · fees~£1,500, unseen

□ works not inspected

What would have to be true?The search

No offer makes this pay

Even at £228,000 — well below the £380,000 asked — the rent still does not cover the costs. The gap is the rent against the running costs, not the price, so negotiating does not close it.

◧ worked back from the rent■ stamp duty re-bandedtested down to £228,000

What will the rent borrow?Lender test

The rent carries £120,743 of the £285,000 loan

That £164,257 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 £144,938. Lenders test the rent at 7.5% and need it to cover 145% of the payment.

£2,583 needed

more than the £1,094 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £1,094PRA-style test

How big is it, really?The plan

The plan and the advert, side by side 1,481 sq ft

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

AdvertFloorplan

1.1k sq ft1.3k sq ft1.6k sq ft

1,082 sq ft1,561 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

Huddersfield, HD3 3DJ

2 of 3 schools in this postcode area rated Good or Outstanding 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 · 3 came back clear · 5 we could not check

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

Which strategy wins?The ways to run it

Every way loses money — Rent by the room loses least, at £510 a month

Let it to the council: £1,836 a year less, but they keep paying when it is empty.

Rent by the room−£510 · £167,725 in

Standard rental−£1,002 · £133,725 in

Guaranteed council rent−£1,155 · £133,725 in

Housing-benefit rent−£1,313 · £133,725 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) · Buy, improve & sell (pays out on sale)

◧ 4 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

−£73,718 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 23% in the price would leave nothing from a sale after selling costs, and you would still owe the lender any shortfall. That is the £133,725 you put in. The 5-year fix runs past this 5-year hold, so the rate reset comes after it.

−£133,725+£420,627−£10,516−£285,000−£65,105−£73,718

Cash you put inSale valueSelling costsMortgageRent lossesYou are down

◧ 2.0%/yr growth assumed