Rented normally, you'd make about £55 a month.

Will it pay?Calculator

£55 of every £1,617 is yours to keep, each month

You keep 3p of every pound of rent. The mortgage takes 65p.

+£1,617−£1,056−£493−£13£55

Rent inMortgageRunning costsTaxProfit

Rent £1,617, modelled from 23 nearby lettings

◧ market rent £1,617 · 23 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

£88,032 + refurb costs

£23,044 of that never comes back — stamp duty, solicitor and lender fees.

£88,032 to buy it

deposit · stamp duty · solicitor · fees~£17,630, 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 £259,950 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 £38,000 in 1996

Nothing nearby is comparable, but asking is 584% more than the £38,000 paid for it in 1996.

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

What will the rent borrow?Lender test

The rent carries £171,565 of the £194,963 loan

That £23,398 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 rent carries the whole loan. Lenders test the rent at 7.5% and need it to cover 145% of the payment.

£1,767 needed

more than the £1,555 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £1,555PRA-style test

Who has to say yes?Council record

Manchester council approves 61% — 56% on a cautious reading

A council-wide rate across 306 HMO decisions, not a forecast for this address.

61%

0%50%100%

never approvesalways approves

the band is the cautious reading of the same 306 decisions — as low as 56%

■ Article 4 — planning permission requireddecision record held for this authority

How big is it, really?The plan

Room to grow 1,096 sq ft

The area comes off the plan, not a survey. Open for what that means.

□ area off the floorplan — not a survey

Is it a good location?Open the map

Manchester, M13 0WS

3 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 could kill thisThe checks

The council here has taken away the automatic right to rent this out by the room

You would have to apply for permission first, and the council can say no.

2 problems found · 1 came back clear · 6 we could not check

■ from the Article 4 maplisting last seen 23 Sep 2026

Which strategy wins?The ways to run it

Short-stay let beats Standard rental by £1,289 a month

Let it to the council: £3,636 a year less, but they keep paying when it is empty.

Short-stay let+£1,344 · £105,662 in

90 nearby short-lets within 5.5 km · medium confidence

Standard rental+£55 · £105,662 in

Rent by the room+£19 · £131,662 in

Guaranteed council rent−£248 · £105,662 in

Housing-benefit rent−£536 · £105,662 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) · Buy, improve & sell (pays out on sale)

◧ 5 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

−£4,858 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 26% in the price would leave nothing from a sale after selling costs, and you would still owe the lender any shortfall. That is the £105,662 you put in. The 5-year fix runs past this 5-year hold, so the rate reset comes after it.

−£105,662+£299,658−£7,491−£194,963+£3,599−£4,858

Cash you put inSale valueSelling costsMortgageRent keptYou are down

◧ 2.0%/yr growth assumed