Rented normally, you'd make about £82 a month.

Will it pay?Calculator

£82 of every £760 is yours to keep, each month

You keep 11p of every pound of rent. The mortgage takes 43p.

+£760−£329−£329−£19£82

Rent inMortgageRunning costsTaxProfit

Rent £760, modelled from 9 nearby lettings

◧ market rent £760 · 9 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

£28,215 + refurb costs

£7,965 of that never comes back — stamp duty, solicitor and lender fees.

£28,215 to buy it

~£15,111

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 £81,000 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 25% 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.

£551 needed

of £731 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £731PRA-style test

Who has to say yes?Council record

County Durham council approves 0% — 0% on a cautious reading

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

0%

0%50%100%

never approvesalways approves

the band is the cautious reading of the same 3 decisions — as low as 0%

■ 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

Consett, DH8 8TJ

1 of 4 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 12 Sep 2026

Which strategy wins?The ways to run it

Rent by the room beats Standard rental by £269 a month

Let it to the council: £1,668 a year less, but they keep paying when it is empty.

Rent by the room+£351 · £73,326 in

Standard rental+£82 · £43,326 in

Guaranteed council rent−£57 · £43,326 in

Housing-benefit rent−£162 · £43,326 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) · Short-stay let (no local short-let data) · Buy, improve & sell (pays out on sale)

◧ 4 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

−£965 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 31% in the price would leave nothing from a sale after selling costs, and you would still owe the lender any shortfall. That is the £43,326 you put in. The 5-year fix runs past this 5-year hold, so the rate reset comes after it.

−£43,326+£100,275−£2,507−£60,750+£5,343−£965

Cash you put inSale valueSelling costsMortgageRent keptYou are down

◧ 2.0%/yr growth assumed