Rented normally, it costs you £119 a month. That is £1,433 a year, every year you hold it.

Will it pay?Calculator

You top up £119 a month — the mortgage takes 57p of every pound of rent

Borrowing £22,053 less would close that shortfall — which is £22,053 more cash at the start, on top of the deposit.

£589 mortgage

£528 running

£1,037 rent in£119 short

£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

£49,075 + refurb costs

And about £7,167 more over five years, because it loses £119 every month you hold it — before any repair. That already assumes the rent never falls.

£49,075 to buy it

deposit · stamp duty · solicitor · fees~£10,911, unseen

□ works not inspected

What would have to be true?The working

£25,000 off and it stops losing money

At the asking price you feed it £119 a month. At £115,589 the rent covers everything — leaving stamp duty of £5,779 at that price.

offer £115,589

asked £145,000

◧ worked back from the rent■ stamp duty re-bandedrounded down to £5,000 — the rent it works back from is an estimate

Is the price right?Comparables

We can't tell — nothing nearby is alike enough

The dearest sold for 5.3× the cheapest, so the rent has to justify this price on its own.

you'd pay £145,000

£62,000

£70,000

£80,000

£80,000

£105,000

£120,000

£122,000

£126,500

£138,500

£182,000

£182,000

£330,000

£62k£196k£330k

£62,000 cheapest£330,000 dearest

12 completed sales, same property type, last 3 years

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

Can we trust the rent?Rent evidence

Nearby lettings, but only by searching 1.5 km

We widened the search to find them, so these are not next-door comparisons.

+27 more

our bar: 10 within 500 m

what 15 nearby lettings ask£595–£950/mo

our own middle half£856–£1,256/mo

■ 37 lettings within 1.5 km□ searched wider than our barAdvertised rents, not signed tenancies

What will the rent borrow?Lender test

The rent carries the whole loan — it could fall 1% 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.

£986 needed

of £997 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £997PRA-style test

How big is it, really?The plan

The plan and the advert, side by side 672 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

Sheffield, S6 3GJ

No schools in this postcode area 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 not own it outright — 80 years left, and buying more years has already got dearer

Nobody has priced those extra years here — you buy them from whoever owns the building.

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

■ from the listinglisting last seen 17 Sep 2026

Which strategy wins?The ways to run it

Every way loses money — Standard rental loses least, at £119 a month

Let it to the council: £2,280 a year less, but they keep paying when it is empty.

Standard rental−£119 · £59,986 in

Guaranteed council rent−£309 · £59,986 in

Housing-benefit rent−£501 · £59,986 in

Each row: money kept a month, then the cash it ties up. Not compared: Rent by the room (only 2 bedrooms) · 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)

◧ 3 ways, one measureranked on money kept each month, at the asking price

What would you walk away with?The five-year sums

−£12,776 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 27% in the price would leave nothing from a sale after selling costs, and you would still owe the lender any shortfall. That is the £59,986 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