Rented normally, you'd make about £254 a month, if it can be let.

Will it pay?Calculator

£254 of every £850 is yours to keep, each month

You keep 30p of every pound of rent. The mortgage takes under 1p.

£500 running

£254 yours

£850 rent in£254 yours

£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

£3,284 + refurb costs

£3,059 of that never comes back — stamp duty, solicitor and lender fees.

£3,284 to buy it

deposit · stamp duty · solicitor · fees~£540, unseen

□ works not inspected

What would have to be true?

Nothing — it works at the asking price

The rent covers the mortgage, the running costs and the tax at the £900 asked, so there is no discount this card has to name. A lower price would be upside, not a condition.

◧ worked back from the rent

What will the rent borrow?Lender test

The rent carries the whole loan — it could fall 99% and still cover it

Your deposit is what limits this one, not the rent. Lenders test the rent at 7.5% and need it to cover 145% of the payment.

£6 neededof £817 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £817PRA-style test

How big is it, really?The plan

One figure, and nothing checking it 646 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

Bolton, BL5 3EF

1 of 5 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 to know before you offerThe checks

Every tenancy here is periodic, with no Section 21 to end it

Tenancies are now periodic, with no Section 21 — budget a longer void.

1 problem found · 1 came back clear · 5 we could not check · 2 do not apply to this property

■ from the Renters’ Rights Act 2025listing last seen 20 May 2026

Which strategy wins?The ways to run it

Nothing here beats a plain let

Let it to the council: £828 a year less, but they keep paying when it is empty.

Standard rental+£254 · £3,824 in

Guaranteed council rent+£185 · £3,824 in

Housing-benefit rent+£39 · £3,824 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

+£13,350 after five years on the cash you put in, before tax on the sale

More 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 45% in the price would leave nothing from a sale after selling costs, and you would still owe the lender any shortfall. That is the £3,824 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