Rented normally, it costs you £62 a month. That is £744 a year, every year you hold it.

Will it pay?Calculator

You top up £62 a month — the mortgage takes 66p of every pound of rent

Borrowing £11,445 less would close that shortfall — which is £11,445 more cash at the start, on top of the deposit.

£569 mortgage

£320 running

£860 rent in£62 short

◧ market rent £860 · 36 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

£47,100 + refurb costs

And about £3,720 more over five years, because it loses £62 every month you hold it — before any repair. That already assumes the rent never falls.

£47,100 to buy it

~£13,790

deposit · stamp duty · solicitor · feeswe haven’t been inside

□ works not inspected

What would have to be true?The working

£15,000 off and it stops losing money

At the asking price you feed it £62 a month. At £124,729 the rent covers everything — leaving stamp duty of £6,236 at that price.

offer £124,729

asked £140,000

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

What will the rent borrow?Lender test

The rent carries £91,247 of the £105,000 loan

That £13,753 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 rent carries the whole loan. Lenders test the rent at 7.5% and need it to cover 145% of the payment.

£952 needed

more than the £827 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £827PRA-style test

How big is it, really?The plan

The plan and the advert, side by side 886 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

Bolton, BL2 3BJ

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 4Planning permission required to let by the room

■ 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 · 2 came back clear · 4 we could not check · 2 do not apply to this property

■ from the Renters’ Rights Act 2025listing last seen 15 Sep 2026

Which strategy wins?The ways to run it

Short-stay let beats Standard rental by £785 a month

Let it to the council: £984 a year less, but they keep paying when it is empty.

Short-stay let+£723 · £60,890 in

88 nearby short-lets within 20 km · low confidence

Standard rental−£62 · £60,890 in

Guaranteed council rent−£144 · £60,890 in

Housing-benefit rent−£345 · £60,890 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) · 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

−£9,563 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 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 £60,890 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