Rented normally, it costs you £192 a month. That is £2,309 a year, every year you hold it.

Will it pay?Calculator

You top up £192 a month — the mortgage takes 79p of every pound of rent

Borrowing £35,520 less would close that shortfall — which is £35,520 more cash at the start, on top of the deposit.

£894 mortgage

£1,133 rent in£192 short

◧ market rent £1,133 · 32 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

£73,900 + refurb costs

And about £11,544 more over five years, because it loses £192 every month you hold it — before any repair. That already assumes the rent never falls.

£73,900 to buy it

deposit · stamp duty · solicitor · fees~£15,728, unseen

□ works not inspected

What would have to be true?The working

£45,000 off and it stops losing money

At the asking price you feed it £192 a month. At £172,627 the rent covers everything — leaving stamp duty of £9,584 at that price.

offer £172,627

asked £220,000

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

you'd pay £220,000

£156,500

£194,000

£195,000

£212,000

£215,000

£217,000

£240,000

£246,000

£270,000

£270,000

£280,000

£295,500

£156.5k£226k£295.5k

£156,500 cheapest£295,500 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 £120,212 of the £165,000 loan

That £44,788 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 £25,554. Lenders test the rent at 7.5% and need it to cover 145% of the payment.

£1,495 needed

more than the £1,089 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £1,089PRA-style test

How big is it, really?The plan

One figure, and nothing checking it 1,033 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

Liverpool, L21 5HN

No schools in this postcode area 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 £192 a month

Let it to the council: £3,624 a year less, but they keep paying when it is empty.

Standard rental−£192 · £89,628 in

Guaranteed council rent−£494 · £89,628 in

Rent by the room−£498 · £89,628 in

Housing-benefit rent−£627 · £89,628 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) · 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

−£19,303 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 26% in the price would leave nothing from a sale after selling costs, and you would still owe the lender any shortfall. That is the £89,628 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