Rented normally, you'd make about £186 a month.

Will it pay?Calculator

£186 of every £1,125 is yours to keep, each month

You keep 17p of every pound of rent. The mortgage takes 43p.

+£1,125−£488−£408−£44£186

Rent inMortgageRunning costsTaxProfit

Rent £1,125, modelled from 71 nearby lettings within 1 km

◧ market rent £1,125 · 71 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

£40,500 + refurb costs

£10,500 of that never comes back — stamp duty, solicitor and lender fees.

£40,500 to buy it

deposit · stamp duty · solicitor · fees~£2,415, 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 £120,000 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

Is the price right?The deeds

Last sold for £140,000 in 2017

Nothing nearby is comparable, but asking is 14% less than the £140,000 paid for it in 2017.

□ 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.

+61 more

our bar: 10 within 500 m

our own middle half£1,089–£1,162/mo

■ 71 lettings within 1 km□ 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 25% 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.

£816 needed

of £1,082 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £1,082PRA-style test

Is it a good location?Open the map

Manchester, M3 4PF

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 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 19 Sep 2026

Which strategy wins?The ways to run it

Nothing here beats a plain let

Let it to the council: £984 a year less, but they keep paying when it is empty.

Standard rental+£186 · £42,915 in

Guaranteed council rent+£104 · £42,915 in

Housing-benefit rent−£106 · £42,915 in

Each row: money kept a month, then the cash it ties up. Not compared: Rent by the room (only 0 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, after 5 years?The five-year sums

+£10,032 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 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 £42,915 you put in. The 5-year fix runs past this 5-year hold, so the rate reset comes after it.

−£42,915+£134,223−£3,356−£90,000+£12,080+£10,032

Cash you put inSale valueSelling costsMortgageRent keptYou walk with

◧ 2.0%/yr growth assumed