Rented normally, it costs you £188 a month. That is £2,253 a year, every year you hold it.

Will it pay?Calculator

You top up £188 a month — the mortgage takes 57p of every pound of rent

Borrowing £34,657 less would close that shortfall — which is £34,657 more cash at the start, on top of the deposit.

+£1,883−£1,077−£994−£188

Rent inMortgageRunning costsShort by

The rent covers £1,883 of that — you cover £188

◧ market rent £1,883 · 71 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

£90,250 + refurb costs

And about £11,264 more over five years, because it loses £188 every month you hold it — before any repair. That already assumes the rent never falls.

£90,250 to buy it

deposit · stamp duty · solicitor · fees~£15,673, unseen

□ works not inspected

What would have to be true?The working

£45,000 off and it stops losing money

At the asking price you feed it £188 a month. At £218,780 the rent covers everything — leaving stamp duty of £12,815 at that price.

offer £218,780

asked £265,000

◧ worked back from the rent■ stamp duty re-bandedrounded down to £5,000 — the rent it works back from is an estimate

Is the price right?Comparables

Nothing nearby is comparable — it is asking about what it fetched in 2020

The dearest sold for 3.9× the cheapest, so the rent has to justify this price on its own.

you'd pay £265,000

£151,000

£170,000

£180,000

£180,000

£190,000

£210,000

£210,000

£216,000

£220,000

£225,000

£270,500

£590,000

£151k£370.5k£590k

£151,000 cheapest£590,000 dearest

12 completed sales, same property type, last 3 years

□ 12 sold nearby, not matched on sizeHM Land Registry Price Paid Data

Can we trust the rent?Rent evidence

Nearby lettings back this rent

We hold too few nearby asking rents to cross-check this figure, so nothing here confirms it a second way.

+61 more

our bar: 10 within 500 m

our own middle half£1,805–£1,964/mo

■ 71 lettings within 500 m□ no nearby asks to cross-checkAdvertised rents, not signed tenancies

What will the rent borrow?Lender test

The rent carries the whole loan — it could fall 1% 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.

£1,801 needed

of £1,811 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £1,811PRA-style test

Who has to say yes?Council record

Manchester council approves 61% — 56% on a cautious reading

A council-wide rate across 306 HMO decisions, not a forecast for this address.

61%

0%50%100%

never approvesalways approves

the band is the cautious reading of the same 306 decisions — as low as 56%

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

How big is it, really?The plan

One figure, and nothing checking it 915 sq ft

Only the agent’s figure exists for this house. Open for what that means.

□ area unchecked — agent’s own

Is it a good location?Open the map

No school rated Good or better in this postcode area

1 school 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

£5,200 a year in charges for the building, owed even when nobody is living there

The contract the property is sold under sets these charges, and they can go up over the years.

3 problems found · 2 came back clear · 4 we could not check

■ from the listinglisting last seen 19 Sep 2026

Which strategy wins?The ways to run it

Short-stay let beats Standard rental by £1,095 a month

Let it to the council: £6,372 a year less, but they keep paying when it is empty.

Short-stay let+£907 · £105,923 in

98 nearby short-lets within 5.5 km · medium confidence

Standard rental−£188 · £105,923 in

Rent by the room−£434 · £131,923 in

Guaranteed council rent−£719 · £105,923 in

Housing-benefit rent−£1,010 · £105,923 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

−£20,641 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 26% in the price would leave nothing from a sale after selling costs, and you would still owe the lender any shortfall. That is the £105,923 you put in. The 5-year fix runs past this 5-year hold, so the rate reset comes after it.

−£105,923+£303,829−£7,596−£198,750−£12,201−£20,641

Cash you put inSale valueSelling costsMortgageRent lossesYou are down

◧ 2.0%/yr growth assumed