Rented normally, you'd make about £12 a month.

Will it pay?Calculator

£12 of every £795 is yours to keep, each month

You keep 2p of every pound of rent. The mortgage takes 32p.

+£795−£252−£528−£3£12

Rent inMortgageRunning costsTaxProfit

Rent £795, modelled from 116 nearby lettings

□ 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

£22,530 + refurb costs

£7,030 of that never comes back — stamp duty, solicitor and lender fees.

£22,530 to buy it

~£6,774

deposit · stamp duty · solicitor · feeswe haven’t been inside

□ 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 £62,000 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?Comparables

We can't tell — nothing nearby is alike enough

The dearest sold for 2.4× the cheapest, so the rent has to justify this price on its own.

you'd pay £62,000

£69,000

£83,000

£90,000

£95,000

£95,000

£99,000

£111,000

£142,500

£147,000

£152,500

£155,000

£166,500

£69k£117.8k£166.5k

£69,000 cheapest£166,500 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 the whole loan — it could fall 45% 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.

£421 needed

of £764 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £764PRA-style test

Is it a good location?Open the map

Buy To Let Investment Opportunity, L8 0AD

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

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 · 1 came back clear · 4 we could not check · 2 do not apply to this property

■ from council licensing registerlisting last seen 13 Sep 2026

Which strategy wins?The ways to run it

Nothing here beats a plain let

Let it to the council: £1,920 a year less, but they keep paying when it is empty.

Standard rental+£12 · £29,304 in

Guaranteed council rent−£148 · £29,304 in

Housing-benefit rent−£257 · £29,304 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) · 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

−£3,520 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 28% in the price would leave nothing from a sale after selling costs, and you would still owe the lender any shortfall. That is the £29,304 you put in. The 5-year fix runs past this 5-year hold, so the rate reset comes after it.

−£29,304+£73,314−£1,833−£46,500+£802−£3,520

Cash you put inSale valueSelling costsMortgageRent keptYou are down

◧ 2.0%/yr growth assumed