There is no rent on file for this address, so nothing here can be priced from one.

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.

No rent is recorded for this address, so nothing here can be priced from one. Put a rent you believe into the calculator and every figure below moves with it.

□ no rent on file

What will it cost me to buy?Breakdown

£1,877,560 + refurb costs

£752,560 of that never comes back — stamp duty, solicitor and lender fees.

£1,877,560 to buy it

deposit · stamp duty · solicitor · fees~£36,846, unseen

□ works not inspected

What would have to be true?

No recorded basis for the rent to work from

Every price on this card is that rent inverted, and this row records no basis for its rent — not that the rent is wrong, but that we cannot show it was measured against nearby lettings. A price quoted to the £5,000 needs evidence we can point at.

□ rent basis not recorded

Is the price right?Comparables

Nothing nearby is comparable — but it is 260% over its 2003 price

The dearest sold for 3.3× the cheapest, so the rent has to justify this price on its own.

you'd pay £4,500,000

£210,000

£240,000

£275,000

£280,000

£347,500

£377,000

£420,000

£420,000

£435,000

£520,000

£550,000

£685,000

£210k£447.5k£685k

£210,000 cheapest£685,000 dearest

12 completed sales, same property type, last 3 years

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

Who has to say yes?Council record

West Northamptonshire council approves 83% — 79% on a cautious reading

A council-wide rate across 439 HMO decisions, not a forecast for this address.

83%

0%50%100%

never approvesalways approves

the band is the cautious reading of the same 439 decisions — as low as 79%

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

How big is it, really?The plan

One figure, and nothing checking it 16,099 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

Northampton, NN2 8RP

1 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 · 2 came back clear · 4 we could not check · 1 does not apply to this property

■ from the Article 4 maplisting last seen 16 Sep 2026

Which strategy wins?

No rent on file, so nothing can be ranked

No rent is recorded for this address, so nothing here can be priced from one. Put a rent you believe into the calculator and every figure below moves with it.

□ no market renta comparison needs a rent for every way of letting it

What would you walk away with?The five-year sums

−£1,624,667 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 23% in the price would leave nothing from a sale after selling costs, and you would still owe the lender any shortfall. That is the £1,914,406 you put in. The 5-year fix runs past this 5-year hold, so the rate reset comes after it.

◧ 2.0%/yr growth assumed