Rented normally, you'd make about £60 a month.

Will it pay?Calculator

£60 of every £1,251 is yours to keep, each month

You keep 5p of every pound of rent. The mortgage takes 60p.

+£1,251−£752−£426−£14£60

Rent inMortgageRunning costsTaxProfit

Rent £1,251, modelled from 10 nearby lettings

◧ market rent £1,251 · 10 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

£62,175 + refurb costs

£15,925 of that never comes back — stamp duty, solicitor and lender fees.

£62,175 to buy it

~£17,630

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 £185,000 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

Nothing nearby is comparable — but it is 478% over its 2000 price

The dearest sold for 2.3× the cheapest, so the rent has to justify this price on its own.

you'd pay £185,000

£130,000

£138,000

£150,000

£172,500

£215,000

£215,000

£220,000

£220,000

£230,000

£238,000

£240,000

£300,000

£130k£215k£300k

£130,000 cheapest£300,000 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 £132,732 of the £138,750 loan

That £6,018 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.

£1,257 needed

more than the £1,203 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £1,203PRA-style test

Who has to say yes?Council record

Salford council approves 72% — 67% on a cautious reading

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

72%

0%50%100%

never approvesalways approves

the band is the cautious reading of the same 285 decisions — as low as 67%

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

How big is it, really?The plan

The rooms are on the plan; the total is not

The plan is on file; the floor area is not.

□ no floor area published

Is it a good location?Open the map

Eccles, M30 0EQ

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

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.

3 problems found · 1 came back clear · 4 we could not check · 1 does not apply to this property

■ from council licensing registerlisting last seen 17 Sep 2026

Which strategy wins?The ways to run it

Short-stay let beats Rent by the room by £173 a month

Your controls are set to Standard rental — £356 a month behind Short-stay let.

Short-stay let+£416 · £79,805 in

31 nearby short-lets within 11.1 km · low confidence

Rent by the room+£243 · £105,805 in

Standard rental+£60 · £79,805 in

Guaranteed council rent+£46 · £79,805 in

Housing-benefit rent−£233 · £79,805 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

−£3,203 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 £79,805 you put in. The 5-year fix runs past this 5-year hold, so the rate reset comes after it.

−£79,805+£216,907−£5,423−£138,750+£3,868−£3,203

Cash you put inSale valueSelling costsMortgageRent keptYou are down

◧ 2.0%/yr growth assumed