Rented normally, you'd make about £579 a month, if it can be let.

Will it pay?Calculator

£579 of every £2,611 is yours to keep, each month

You keep 22p of every pound of rent. The mortgage takes 46p.

+£2,611−£1,198−£698−£136£579

Rent inMortgageRunning costsTaxProfit

Rent £2,611, modelled from 5 nearby lettings

◧ market rent £2,611 · 5 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

£100,825 + refurb costs

£27,075 of that never comes back — stamp duty, solicitor and lender fees.

£100,825 to buy it

~£30,418

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 £295,000 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

What will the rent borrow?Lender test

The rent carries the whole loan — it could fall 20% 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.

£2,005 needed

of £2,511 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £2,511PRA-style test

Who has to say yes?Council record

Bristol, City of approves 78% — 73% on a cautious reading

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

78%

0%50%100%

never approvesalways approves

the band is the cautious reading of the same 335 decisions — as low as 73%

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

Is it a good location?Open the map

Bristol, BS16 2JF

2 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 12 Sep 2026

Which strategy wins?The ways to run it

Rent by the room beats Standard rental by £25 a month

Let it to the council: £2,124 a year less, but they keep paying when it is empty.

Rent by the room+£604 · £189,243 in

Standard rental+£579 · £131,243 in

Guaranteed council rent+£402 · £131,243 in

Housing-benefit rent−£21 · £131,243 in

Short-stay let−£676 · £131,243 in

3 nearby short-lets within 5.5 km · low confidence

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

+£23,984 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 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 £131,243 you put in. The 5-year fix runs past this 5-year hold, so the rate reset comes after it.

−£131,243+£347,533−£8,688−£221,250+£37,632+£23,984

Cash you put inSale valueSelling costsMortgageRent keptYou walk with

◧ 2.0%/yr growth assumed