Rented normally, it costs you £710 a month. That is £8,525 a year, every year you hold it.

Will it pay?Calculator

You top up £710 a month — the mortgage takes 73p of every pound of rent

Borrowing £131,146 less would close that shortfall — which is £131,146 more cash at the start, on top of the deposit.

£1,219 mortgage

£1,096 running

£1,669 rent in£710 short

◧ market rent £1,669 · 68 comps2 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

And about £42,623 more over five years, because it loses £710 every month you hold it — before any repair. That already assumes the rent never falls.

£103,025 to buy it

deposit · stamp duty · solicitor · fees~£2,100, unseen

□ works not inspected

What would have to be true?The search

No offer makes this pay

Even at £180,000 — well below the £300,000 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 £180,000

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.

+58 more

our bar: 10 within 500 m

our own middle half£1,609–£1,731/mo

■ 68 lettings within 1 km□ no nearby asks to cross-checkAdvertised rents, not signed tenancies

What will the rent borrow?Lender test

The rent carries £177,082 of the £225,000 loan

That £47,918 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 £19,585. Lenders test the rent at 7.5% and need it to cover 145% of the payment.

£2,039 needed

more than the £1,605 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £1,605PRA-style test

How big is it, really?The plan

One figure, and nothing checking it 635 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

Edgware, NW9 0DB

1 of 2 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 could kill thisThe checks

£7,516 a year in charges for the building, owed even when nobody is living there

The contract the property is sold under sets these charges, and they can go up over the years.

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

■ from the listinglisting last seen 15 Sep 2026

Which strategy wins?The ways to run it

Every way loses money — Standard rental loses least, at £710 a month

Let it to the council: £3,000 a year less, but they keep paying when it is empty.

Standard rental−£710 · £105,125 in

Guaranteed council rent−£960 · £105,125 in

Housing-benefit rent−£1,241 · £105,125 in

Short-stay let−£1,508 · £105,125 in

3 nearby short-lets within 11.1 km · low confidence

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

−£51,883 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 £105,125 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