Rented normally, it costs you £49 a month. That is £584 a year, every year you hold it.

Will it pay?Calculator

You top up £49 a month — the mortgage takes 46p of every pound of rent

Borrowing £8,983 less would close that shortfall — which is £8,983 more cash at the start, on top of the deposit.

+£1,336−£609−£775−£49

Rent inMortgageRunning costsShort by

The rent covers £1,336 of that — you cover £49

□ 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

Try your own numbersLive

You keep-£49/mo

All-in cash£52,325

PaybackNever

Offer−+

Deposit−+

Mortgage rate−+

Rent−+

Worked at 6.50% — 5.75% quoted plus a company premium.

◧ worked out from local rents

What will it cost me to buy?Breakdown

£50,750 + refurb costs

And about £2,920 more over five years, because it loses £49 every month you hold it — before any repair. That already assumes the rent never falls.

£50,750 to buy it

deposit · stamp duty · solicitor · fees~£1,575, unseen

□ works not inspected

What would have to be true?The working

£10,000 off and it stops losing money

At the asking price you feed it £49 a month. At £138,018 the rent covers everything — leaving stamp duty of £7,161 at that price.

offer £138,018

asked £150,000

◧ 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?The deeds

Last sold for £97,000 in 2007

Nothing nearby is comparable, but asking is 55% more than the £97,000 paid for it in 2007.

□ this address’s own deeds, no comparable saleHM Land Registry Price Paid Data

Can we trust the rent?Rent evidence

Nearby lettings back this rent

We hold too few nearby asking rents to cross-check this figure, so nothing here confirms it a second way.

+122 more

our bar: 10 within 500 m

our own middle half£1,253–£1,424/mo

■ 132 lettings within 500 m□ no nearby asks to cross-checkAdvertised rents, not signed tenancies

What will the rent borrow?Lender test

The rent carries the whole loan — it could fall 21% 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.

£1,020 needed

of £1,285 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £1,285PRA-style test

How big is it, really?The plan

The plan and the advert, side by side 451 sq ft

Two figures for this house, and neither is a survey. Open for both.

AdvertFloorplan

441 sq ft451 sq ft461 sq ft

441 sq ft461 sq ft

neither is a survey — a tape measure settles it

□ area off the floorplan — not a survey

Is it a good location?Open the map

Greater Manchester, M1 7AE

No schools in this postcode area 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

£3,623 a year in charges for the building, owed even when nobody is living there

The contract the property is sold under sets these charges, and they can go up over the years.

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

■ from the listinglisting last seen 23 Sep 2026

Which strategy wins?The ways to run it

Short-stay let beats Standard rental by £1,000 a month

Let it to the council: £3,252 a year less, but they keep paying when it is empty.

Short-stay let+£951 · £52,325 in

35 nearby short-lets within 5.5 km · medium confidence

Standard rental−£49 · £52,325 in

Guaranteed council rent−£320 · £52,325 in

Housing-benefit rent−£556 · £52,325 in

Each row: money kept a month, then the cash it ties up. Not compared: Rent by the room (only 1 bedroom) · Do it up, then remortgage (pays back at the remortgage) · 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

−£5,414 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 24% in the price would leave nothing from a sale after selling costs, and you would still owe the lender any shortfall. That is the £52,325 you put in. The 5-year fix runs past this 5-year hold, so the rate reset comes after it.

−£52,325+£166,742−£4,169−£112,500−£3,163−£5,414

Cash you put inSale valueSelling costsMortgageRent lossesYou are down

◧ 2.0%/yr growth assumed