Rented normally, it costs you £1,427 a month. That is £17,124 a year, every year you hold it.

Will it pay?Calculator

The mortgage alone costs more than the whole rent — you top up £1,427 a month

It is £1,427 a month short. Borrowing £263,451 less would close that shortfall — which is £263,451 more cash at the start, on top of the deposit.

£3,250 mortgage

£2,555 rent in£1,427 short

◧ market rent £2,555 · 23 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

£285,882 + refurb costs

And about £85,621 more over five years, because it loses £1,427 every month you hold it — before any repair. That already assumes the rent never falls.

£285,882 to buy it

deposit · stamp duty · solicitor · fees~£23,506, unseen

□ works not inspected

What would have to be true?The search

No offer makes this pay

Even at £479,970 — well below the £799,950 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 £479,970

What will the rent borrow?Lender test

The rent carries £271,088 of the £599,963 loan

That £328,875 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 £285,501. Lenders test the rent at 7.5% and need it to cover 145% of the payment.

£5,437 needed

more than the £2,457 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £2,457PRA-style test

How big is it, really?The plan

The rooms are on the plan; the total is not

The plan is on file; the floor area is not.

□ no floor area published

Is it a good location?Open the map

London, HA5 4PP

1 of 1 school 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

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 · 4 we could not check · 1 does not apply to this property

■ from council licensing registerlisting last seen 15 Sep 2026

Which strategy wins?The ways to run it

Every way loses money — Standard rental loses least, at £1,427 a month

Let it to the council: £7,512 a year less, but they keep paying when it is empty.

Standard rental−£1,427 · £309,388 in

Guaranteed council rent−£2,053 · £309,388 in

Rent by the room−£2,071 · £335,388 in

Housing-benefit rent−£2,245 · £309,388 in

Short-stay let−£2,920 · £309,388 in

5 nearby short-lets within 11.1 km · low confidence

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

−£124,524 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 25% in the price would leave nothing from a sale after selling costs, and you would still owe the lender any shortfall. That is the £309,388 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