Rented normally, it costs you £51 a month. That is £607 a year, every year you hold it.

Will it pay?Calculator

You top up £51 a month — the mortgage takes 46p of every pound of rent

Borrowing £9,345 less would close that shortfall — which is £9,345 more cash at the start, on top of the deposit.

£366 mortgage

£449 running

£795 rent in£51 short

£150 of that is a guess — no service charge published.

□ service charge not published2 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

£31,350 + refurb costs

And about £3,037 more over five years, because it loses £51 every month you hold it — before any repair. That already assumes the rent never falls.

£31,350 to buy it

~£12,558

deposit · stamp duty · solicitor · feeswe haven’t been inside

□ works not inspected

What would have to be true?The working

£10,000 off and it stops losing money

At the asking price you feed it £51 a month. At £77,537 the rent covers everything — leaving stamp duty of £3,877 at that price.

offer £77,537

asked £90,000

◧ 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 — but it is 233% over its 2001 price

The dearest sold for 2.8× the cheapest, so the rent has to justify this price on its own.

you'd pay £90,000

£67,000

£80,000

£86,000

£95,000

£115,000

£115,000

£115,000

£120,000

£130,000

£141,000

£147,500

£188,000

£67k£127.5k£188k

£67,000 cheapest£188,000 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 the whole loan — it could fall 20% 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.

£612 needed

of £764 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £764PRA-style test

Who has to say yes?Council record

Wigan council approves 33% — 21% on a cautious reading

A council-wide rate across 39 HMO decisions, not a forecast for this address.

33%

0%50%100%

never approvesalways approves

the band is the cautious reading of the same 39 decisions — as low as 21%

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

How big is it, really?The plan

Measured off the plan, not by a surveyor 798 sq ft

The area comes off the plan, not a survey. Open for what that means.

□ area off the floorplan — not a survey

Is it a good location?Open the map

Wigan, WN1 3BH

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 to know before you offerThe checks

Every tenancy here is periodic, with no Section 21 to end it

Tenancies are now periodic, with no Section 21 — budget a longer void.

1 problem found · 3 came back clear · 3 we could not check · 2 do not apply to this property

■ from the Renters’ Rights Act 2025listing last seen 14 Sep 2026

Which strategy wins?The ways to run it

Every way loses money — Standard rental loses least, at £51 a month

Let it to the council: £1,416 a year less, but they keep paying when it is empty.

Standard rental−£51 · £43,908 in

Guaranteed council rent−£169 · £43,908 in

Housing-benefit rent−£325 · £43,908 in

Each row: money kept a month, then the cash it ties up. Not compared: Rent by the room (only 2 bedrooms) · 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)

◧ 3 ways, one measureranked on money kept each month, at the asking price

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

−£9,028 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 29% in the price would leave nothing from a sale after selling costs, and you would still owe the lender any shortfall. That is the £43,908 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