Rented normally, you'd make about £17 a month.

Will it pay?Calculator

£17 of every £647 is yours to keep, each month

You keep 3p of every pound of rent. The mortgage takes 50p.

+£647−£325−£301−£4£17

Rent inMortgageRunning costsTaxProfit

Rent £647, modelled from 118 nearby lettings within 1.5 km

◧ market rent £647 · 118 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

£27,900 + refurb costs

£7,900 of that never comes back — stamp duty, solicitor and lender fees.

£27,900 to buy it

~£11,956

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 £80,000 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

Can we trust the rent?Rent evidence

Nearby lettings, but only by searching 1.5 km

We widened the search to find them, so these are not next-door comparisons.

+108 more

our bar: 10 within 500 m

our own middle half£617–£678/mo

■ 118 lettings within 1.5 km□ searched wider than our barAdvertised rents, not signed tenancies

What will the rent borrow?Lender test

The rent carries the whole loan — it could fall 13% 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.

£544 needed

of £622 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £622PRA-style test

Who has to say yes?Council record

Kingston upon Hull, City of approves 64% — 50% on a cautious reading

A council-wide rate, not a forecast — and Kingston upon Hull, City of refuses schemes that sandwich a family home. Check both neighbours.

64%

0%50%100%

never approvesalways approves

the band is the cautious reading of the same 52 decisions — as low as 50%

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

How big is it, really?The plan

The plan and the advert, side by side 750 sq ft

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

AdvertFloorplan

738 sq ft773 sq ft808 sq ft

738 sq ft808 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

Hull, HU8 8TL

1 of 3 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 area is mapped as high flood risk

Flood maps cover areas, not buildings — treat it as a reason to search, not a verdict.

2 problems found · 1 came back clear · 3 we could not check · 3 do not apply to this property

■ from the flood maplisting last seen 18 Sep 2026

Which strategy wins?The ways to run it

Nothing here beats a plain let

Standard rental also ties up the least cash, £39,856.

Standard rental+£17 · £39,856 in

Housing-benefit rent−£153 · £39,856 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) · Guaranteed council rent (no scheme in this borough) · Buy, improve & sell (pays out on sale)

◧ 2 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

−£4,290 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 30% in the price would leave nothing from a sale after selling costs, and you would still owe the lender any shortfall. That is the £39,856 you put in. The 5-year fix runs past this 5-year hold, so the rate reset comes after it.

−£39,856+£96,907−£2,423−£60,000+£1,082−£4,290

Cash you put inSale valueSelling costsMortgageRent keptYou are down

◧ 2.0%/yr growth assumed