Rented normally, it costs you £1,932 a month. That is £23,187 a year, every year you hold it.

Will it pay?Calculator

The mortgage alone costs more than the whole rent — you top up £1,932 a month

It is £1,932 a month short. Borrowing £356,727 less would close that shortfall — which is £356,727 more cash at the start, on top of the deposit.

+£2,144−£3,453−£623−£1,932

Rent inMortgageRunning costsShort by

The rent covers £2,144 of that — you cover £1,932

◧ market rent £2,144 · 6 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

£304,150 + refurb costs

And about £115,936 more over five years, because it loses £1,932 every month you hold it — before any repair. That already assumes the rent never falls.

£304,150 to buy it

deposit · stamp duty · solicitor · fees~£16,744, unseen

□ works not inspected

What would have to be true?The search

No offer makes this pay

Even at £510,000 — well below the £850,000 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 £510,000

What will the rent borrow?Lender test

The rent carries £227,480 of the £637,500 loan

That £410,020 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 £373,623. Lenders test the rent at 7.5% and need it to cover 145% of the payment.

£5,777 needed

more than the £2,062 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £2,062PRA-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, SE13 7AT

1 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 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 · 1 came back clear · 3 we could not check · 3 do not apply to this property

■ from council licensing registerlisting last seen 10 Sep 2026

Which strategy wins?The ways to run it

Every way loses money — Standard rental loses least, at £1,932 a month

Let it to the council: £3,120 a year less, but they keep paying when it is empty.

Standard rental−£1,932 · £320,894 in

Guaranteed council rent−£2,192 · £320,894 in

Housing-benefit rent−£2,510 · £320,894 in

Short-stay let−£2,682 · £320,894 in

3 nearby short-lets within 5.5 km · low confidence

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, after 5 years?The five-year sums

−£157,261 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 24% in the price would leave nothing from a sale after selling costs, and you would still owe the lender any shortfall. That is the £320,894 you put in. The 5-year fix runs past this 5-year hold, so the rate reset comes after it.

−£320,894+£950,485−£23,762−£637,500−£125,590−£157,261

Cash you put inSale valueSelling costsMortgageRent lossesYou are down

◧ 2.0%/yr growth assumed