Rented normally, you'd make about £285 a month.

Will it pay?Calculator

£285 of every £1,309 is yours to keep, each month

You keep 22p of every pound of rent. The mortgage takes 25p.

£582 running

£1,309 rent in£285 yours

£175 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

£28,200 + refurb costs

£8,200 of that never comes back — stamp duty, solicitor and lender fees.

£28,200 to buy it

~£7,728

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 £80,000 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

Can we trust the rent?Rent evidence

Nearby lettings back this rent

We hold too few nearby asking rents to cross-check this figure, so nothing here confirms it a second way.

+83 more

our bar: 10 within 500 m

our own middle half£959–£1,787/mo

■ 93 lettings within 500 m□ no nearby asks to cross-checkAdvertised rents, not signed tenancies

What will the rent borrow?Lender test

The rent carries the whole loan — it could fall 57% 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.

£544 needed

of £1,259 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £1,259PRA-style test

How big is it, really?The plan

One figure, and nothing checking it 462 sq ft

Only the agent’s figure exists for this house. Open for what that means.

□ area unchecked — agent’s own

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.

2 problems found · 2 came back clear · 3 we could not check · 2 do not apply to this property

■ from council licensing registerlisting last seen 03 Sep 2026

Which strategy wins?The ways to run it

Nothing here beats a plain let

Let it to the council: £6,072 a year less, but they keep paying when it is empty.

Standard rental+£285 · £35,928 in

Short-stay let+£56 · £35,928 in

5 nearby short-lets within 5.5 km · low confidence

Guaranteed council rent−£221 · £35,928 in

Housing-benefit rent−£335 · £35,928 in

Each row: money kept a month, then the cash it ties up. Not compared: Rent by the room (only 1 bedroom) · Do it up, then remortgage (pays back at the remortgage) · 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?The five-year sums

+£14,128 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 28% in the price would leave nothing from a sale after selling costs, and you would still owe the lender any shortfall. That is the £35,928 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