Let by the room, you'd make about £329 a month.

Will it pay?Calculator

£329 of every £2,168 is yours to keep, each month

You keep 15p of every pound of rent. The mortgage takes 37p.

+£2,168−£796−£967−£77£329

Rent inMortgageRunning costsTaxProfit

Rent £2,168, modelled — few nearby lettings

□ market rent £2,168 · few comparables4 empty weeks a year assumed

What if I change my assumptions?The dials

At the asking price, 25% deposit, 6.70% charged

Try your own numbersLive

You keep£329/mo

All-in cash£87,551

Payback22.2 yrs

Offer−+

Deposit−+

Mortgage rate−+

Rent per double−+

Worked at 6.70% — 5.95% quoted plus a company premium.

◧ worked out from local rents

What will it cost me to buy?Breakdown

£63,850 + refurb and conversion costs

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

£63,850 to buy it

~£23,701

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

Is the price right?The deeds

Last sold for £109,950 in 2014

Nothing nearby is comparable, but asking is 73% more than the £109,950 paid for it in 2014.

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

Can we trust the rent?Rent evidence

Nearby lettings, and none of them price letting it by the room

The room rents rest on 4926 local room lets, so treat them as a guide.

■ 35 whole-home lettings within 1.5 km□ does not price rent by the roomAdvertised rents on whole-home lettings

What will the rent borrow?Lender test

The rent carries the whole loan — it could fall 40% 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.

£1,291 needed

of £2,168 rent

stressed at 7.5%, 145% cover

◧ market rent £2,168PRA-style test

Who has to say yes?Council record

Coventry council approves 79% — 72% on a cautious reading

A council-wide rate, not a forecast — and Coventry council refuses schemes that sandwich a family home. Check both neighbours.

79%

0%50%100%

never approvesalways approves

the band is the cautious reading of the same 172 decisions — as low as 72%

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

How big is it, really?The plan

One figure, and nothing checking it 829 sq ft

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

■ area measured on site

Is it a good location?Open the map

Coventry, CV1 2AW

1 of 3 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

You would need a licence from the council first

Letting without the council’s licence is an offence, and the fee is in no figure here.

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

■ from council licensing registerlisting last seen 16 Sep 2026

Which strategy wins?The ways to run it

Rent by the room beats Standard rental by £198 a month

Let it to the council: £1,740 a year less, but they keep paying when it is empty.

Rent by the room+£329 · £87,551 in

Standard rental+£131 · £86,551 in

Guaranteed council rent−£14 · £86,551 in

Housing-benefit rent−£207 · £86,551 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

+£11,723 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 £87,551 you put in. The 5-year fix runs past this 5-year hold, so the rate reset comes after it.

−£87,551+£226,067−£5,652−£142,500+£21,359+£11,723

Cash you put inSale valueSelling costsMortgageRent keptYou walk with

◧ 2.0%/yr growth assumed