Rented normally, it costs you £623 a month. That is £7,470 a year, every year you hold it.

Will it pay?Calculator

You top up £623 a month — the mortgage takes 97p of every pound of rent

Borrowing £114,928 less would close that shortfall — which is £114,928 more cash at the start, on top of the deposit.

+£2,457−£2,377−£703−£623

Rent inMortgageRunning costsShort by

The rent covers £2,457 of that — you cover £623

◧ market rent £2,457 · 21 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

£207,425 + refurb costs

And about £37,352 more over five years, because it loses £623 every month you hold it — before any repair. That already assumes the rent never falls.

£207,425 to buy it

deposit · stamp duty · solicitor · fees~£23,506, unseen

□ works not inspected

What would have to be true?The working

£150,000 off and it stops losing money

At the asking price you feed it £623 a month. At £431,723 the rent covers everything — leaving stamp duty of £33,172 at that price.

offer £431,723

asked £585,000

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

you'd pay £585,000

£340,000

£421,000

£540,000

£555,000

£575,000

£587,000

£590,000

£590,000

£625,000

£660,000

£665,000

£725,000

£340k£532.5k£725k

£340,000 cheapest£725,000 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 £260,690 of the £438,750 loan

That £178,060 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 £136,350. Lenders test the rent at 7.5% and need it to cover 145% of the payment.

£3,976 needed

more than the £2,363 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £2,363PRA-style test

Who has to say yes?Council record

Brent council decides

Named from the postcode, with no decision record under it. Check Brent council's pre-application advice before you commit to a room-let plan.

■ Article 4 — planning permission required◧ authority from the postcode□ no decision recordfrom the Article 4 map we hold

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

Wembley, HA9 6PS

3 of 4 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.

3 problems found · 2 came back clear · 3 we could not check · 1 does not apply to this property

■ from council licensing registerlisting last seen 19 Sep 2026

Which strategy wins?The ways to run it

Every way loses money — Standard rental loses least, at £623 a month

Let it to the council: £3,708 a year less, but they keep paying when it is empty.

Standard rental−£623 · £230,931 in

Guaranteed council rent−£932 · £230,931 in

Housing-benefit rent−£1,356 · £230,931 in

Rent by the room−£1,854 · £230,931 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, after 5 years?The five-year sums

−£63,955 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 25% in the price would leave nothing from a sale after selling costs, and you would still owe the lender any shortfall. That is the £230,931 you put in. The 5-year fix runs past this 5-year hold, so the rate reset comes after it.

−£230,931+£662,756−£16,569−£438,750−£40,462−£63,955

Cash you put inSale valueSelling costsMortgageRent lossesYou are down

◧ 2.0%/yr growth assumed