Rented normally, you'd make about £80 a month.

Will it pay?Calculator

£80 of every £1,295 is yours to keep, each month

You keep 6p of every pound of rent. The mortgage takes 60p.

+£1,295−£772−£424−£19£80

Rent inMortgageRunning costsTaxProfit

Rent £1,295, modelled from 15 nearby lettings

◧ market rent £1,295 · 15 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

£63,850 + refurb costs

£16,350 of that never comes back — stamp duty, solicitor and lender fees.

£63,850 to buy it

~£69,345

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 £190,000 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 £137,401 of the £142,500 loan

That £5,099 is yours to find on top of the deposit. Tested at 125% instead of 145% — a company or a basic-rate taxpayer usually is — the rent carries the whole loan. Lenders test the rent at 7.5% and need it to cover 145% of the payment.

£1,291 needed

more than the £1,245 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £1,245PRA-style test

Who has to say yes?Council record

Leeds council decides

Named from the postcode, with no decision record under it. Check Leeds council's pre-application advice before you commit to a room-let plan.

■ Article 4 — planning permission required◧ authority from the postcode□ no decision recordfrom the Article 4 map we hold

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

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 · 1 came back clear · 5 we could not check · 1 does not apply to this property

■ from the Article 4 maplisting last seen 19 Sep 2026

Which strategy wins?The ways to run it

Guaranteed council rent, but only by £18 a month over Rent by the room

Your controls are set to Standard rental — £44 a month behind Guaranteed council rent.

Guaranteed council rent+£124 · £133,195 in

Rent by the room+£106 · £133,195 in

Standard rental+£80 · £133,195 in

Housing-benefit rent−£57 · £133,195 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

−£17,444 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 38% in the price would leave nothing from a sale after selling costs, and you would still owe the lender any shortfall. That is the £133,195 you put in. The 5-year fix runs past this 5-year hold, so the rate reset comes after it.

−£133,195+£259,541−£6,489−£142,500+£5,199−£17,444

Cash you put inSale valueSelling costsMortgageRent keptYou are down

◧ 2.0%/yr growth assumed