Rented normally, you'd make about £494 a month, if it can be let.

Will it pay?Calculator

£494 of every £2,284 is yours to keep, each month

You keep 22p of every pound of rent. The mortgage takes 46p.

+£2,284−£1,056−£618−£116£494

Rent inMortgageRunning costsTaxProfit

Rent £2,284, modelled from 32 nearby lettings within 500 m

◧ market rent £2,284 · 32 comps2 empty weeks a year assumed

What if I change my assumptions?The dials

At the asking price, 25% deposit, 6.50% charged

Try your own numbersLive

You keep£494/mo

All-in cash£105,129

Payback17.8 yrs

Offer−+

Deposit−+

Mortgage rate−+

Rent−+

Worked at 6.50% — 5.75% quoted plus a company premium.

◧ worked out from local rents

What will it cost me to buy?Breakdown

£88,050 + refurb costs

£23,050 of that never comes back — stamp duty, solicitor and lender fees.

£88,050 to buy it

deposit · stamp duty · solicitor · fees~£17,079, unseen

□ 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 £260,000 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 £90,000 in 2004

Nothing nearby is comparable, but asking is 189% more than the £90,000 paid for it in 2004.

□ this address’s own deeds, no comparable saleHM 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.

+22 more

our bar: 10 within 500 m

our own middle half£1,940–£2,689/mo

■ 32 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 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.

£1,767 needed

of £2,196 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £2,196PRA-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 working

One figure, and nothing checking it 1,012 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

Coventry, CV1 2HZ

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

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.

3 problems found · 1 came back clear · 4 we could not check · 1 does not apply to this property

■ from the Article 4 maplisting last seen 18 Sep 2026

Which strategy wins?The ways to run it

Nothing here beats a plain let

Let it to the council: £9,600 a year less, but they keep paying when it is empty.

Standard rental+£494 · £105,129 in

Rent by the room+£374 · £147,129 in

Guaranteed council rent−£306 · £105,129 in

Housing-benefit rent−£499 · £105,129 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

+£23,785 after five years on the cash you put in, before tax on the sale

More 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 £105,129 you put in. The 5-year fix runs past this 5-year hold, so the rate reset comes after it.

−£105,129+£299,318−£7,483−£195,000+£32,079+£23,785

Cash you put inSale valueSelling costsMortgageRent keptYou walk with

◧ 2.0%/yr growth assumed