Rented normally, it costs you £305 a month. That is £3,657 a year, every year you hold it.

Will it pay?Calculator

You top up £305 a month — the mortgage takes 72p of every pound of rent

Borrowing £56,267 less would close that shortfall — which is £56,267 more cash at the start, on top of the deposit.

£642 mortgage

£521 running

£892 rent in£305 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

£53,414 + refurb costs

And about £18,287 more over five years, because it loses £305 every month you hold it — before any repair. That already assumes the rent never falls.

£53,414 to buy it

~£52,773

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

□ works not inspected

What would have to be true?The search

No offer makes this pay

Even at £94,770 — well below the £157,950 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 £94,770

What will the rent borrow?Lender test

The rent carries £94,642 of the £118,463 loan

That £23,821 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 £8,678. Lenders test the rent at 7.5% and need it to cover 145% of the payment.

£1,074 needed

more than the £858 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £858PRA-style test

How big is it, really?The plan

One figure, and nothing checking it 624 sq ft

Only the agent’s figure exists for this house. Open for what that means.

□ area unchecked — agent’s own

Is it a good location?Open the map

Leicester, LE3 0LS

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

■ from council licensing registerlisting last seen 14 Sep 2026

Which strategy wins?The ways to run it

Every way loses money — Standard rental loses least, at £305 a month

Let it to the council: £444 a year less, but they keep paying when it is empty.

Standard rental−£305 · £106,187 in

Guaranteed council rent−£342 · £106,187 in

Housing-benefit rent−£543 · £106,187 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

−£37,503 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 37% in the price would leave nothing from a sale after selling costs, and you would still owe the lender any shortfall. That is the £106,187 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