Rented normally, it costs you £212 a month. That is £2,545 a year, every year you hold it.

Will it pay?Calculator

You top up £212 a month — the mortgage takes 83p of every pound of rent

Borrowing £39,157 less would close that shortfall — which is £39,157 more cash at the start, on top of the deposit.

+£884−£731−£365−£212

Rent inMortgageRunning costsShort by

The rent covers £884 of that — you cover £212

◧ market rent £884 · 12 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

£60,500 + refurb costs

And about £12,726 more over five years, because it loses £212 every month you hold it — before any repair. That already assumes the rent never falls.

£60,500 to buy it

deposit · stamp duty · solicitor · fees~£15,111, unseen

□ works not inspected

What would have to be true?The working

£50,000 off and it stops losing money

At the asking price you feed it £212 a month. At £127,775 the rent covers everything — leaving stamp duty of £6,444 at that price.

offer £127,775

asked £180,000

◧ 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 2.6× the cheapest, so the rent has to justify this price on its own.

you'd pay £180,000

£76,000

£120,000

£120,000

£140,000

£140,000

£149,000

£160,000

£163,500

£175,000

£180,000

£180,000

£200,000

£76k£138k£200k

£76,000 cheapest£200,000 dearest

12 completed sales, same property type, last 3 years

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

What will the rent borrow?Lender test

The rent carries £93,793 of the £135,000 loan

That £41,207 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 £26,200. Lenders test the rent at 7.5% and need it to cover 145% of the payment.

£1,223 needed

more than the £850 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £850PRA-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

No school rated Good or better in this postcode area

2 schools in this postcode area, none rated Good or better 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

The area is mapped as high flood risk

Flood maps cover areas, not buildings — treat it as a reason to search, not a verdict.

2 problems found · 2 came back clear · 4 we could not check · 1 does not apply to this property

■ from the flood maplisting last seen 19 Sep 2026

Which strategy wins?The ways to run it

Rent by the room beats Standard rental by £229 a month

Rent by the room needs £26,000 more cash than the others.

Rent by the room+£17 · £101,611 in

Standard rental−£212 · £75,611 in

Housing-benefit rent−£523 · £75,611 in

Each row: money kept a month, then the cash it ties up. Not compared: Do it up, then remortgage (pays back at the remortgage) · Short-stay let (no local short-let data) · Guaranteed council rent (no scheme in this borough) · 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, after 5 years?The five-year sums

−£20,057 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 £75,611 you put in. The 5-year fix runs past this 5-year hold, so the rate reset comes after it.

−£75,611+£209,579−£5,239−£135,000−£13,786−£20,057

Cash you put inSale valueSelling costsMortgageRent lossesYou are down

◧ 2.0%/yr growth assumed