Rented normally, you'd make about £248 a month.

Will it pay?Calculator

£248 of every £1,147 is yours to keep, each month

You keep 22p of every pound of rent. The mortgage takes 37p.

+£1,147−£427−£414−£58£248

Rent inMortgageRunning costsTaxProfit

Rent £1,147, modelled from 11 nearby lettings

◧ market rent £1,147 · 11 comps2 empty weeks a year assumed

What if I change my assumptions?The dials

At the asking price, 25% deposit, 6.50% charged

Try your own numbersLive

You keep£248/mo

All-in cash£54,016

Payback18.1 yrs

Offer−+

Deposit−+

Mortgage rate−+

Rent−+

Worked at 6.50% — 5.75% quoted plus a company premium.

◧ worked out from local rents

What will it cost me to buy?Breakdown

£35,775 + refurb costs

£9,525 of that never comes back — stamp duty, solicitor and lender fees.

£35,775 to buy it

~£18,241

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 £105,000 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?The deeds

Last sold for £50,000 in 2014

Nothing nearby is comparable, but asking is 110% more than the £50,000 paid for it in 2014.

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

What will the rent borrow?Lender test

The rent carries the whole loan — it could fall 35% 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.

£714 needed

of £1,103 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £1,103PRA-style test

Who has to say yes?Council record

Blackpool council approves 20% — 6% on a cautious reading

A council-wide rate across 10 HMO decisions, not a forecast for this address.

20%

0%50%100%

never approvesalways approves

the band is the cautious reading of the same 10 decisions — as low as 6%

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

How big is it, really?The plan

Smaller than the advert claims 484 sq ft

The advert and the survey disagree — open for both figures and the gap.

AdvertMeasured

279 sq ft893 sq ft1.5k sq ft

279 sq ft1,507 sq ft

the survey is what every price-per-foot figure on this page uses

■ area measured on site

Is it a good location?Open the map

No school rated Good or better in this postcode area

2 schools in this postcode area, none rated Good or better 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 · 2 came back clear · 4 we could not check · 1 does not apply to this property

■ from the Article 4 maplisting last seen 18 Sep 2026

Which strategy wins?The ways to run it

Rent by the room beats Standard rental by £397 a month

Let it to the council: £2,256 a year less, but they keep paying when it is empty.

Rent by the room+£645 · £88,016 in

Standard rental+£248 · £54,016 in

Guaranteed council rent+£60 · £54,016 in

Housing-benefit rent−£74 · £54,016 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

+£9,156 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 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 £54,016 you put in. The 5-year fix runs past this 5-year hold, so the rate reset comes after it.

−£54,016+£129,019−£3,225−£78,750+£16,129+£9,156

Cash you put inSale valueSelling costsMortgageRent keptYou walk with

◧ 2.0%/yr growth assumed