Rented normally, you'd make about £25 a month.

Will it pay?Calculator

£25 of every £966 is yours to keep, each month

You keep 3p of every pound of rent. The mortgage takes 47p.

+£966−£449−£486−£6£25

Rent inMortgageRunning costsTaxProfit

Rent £966, modelled from 154 nearby lettings within 500 m

□ service charge not published2 empty weeks a year assumed

What if I change my assumptions?The dials

At the asking price, 25% deposit, 6.25% charged

Try your own numbersLive

You keep£25/mo

All-in cash£45,642

Payback153.0 yrs

Offer−+

Deposit−+

Mortgage rate−+

Rent−+

Worked at 6.25% — 5.50% quoted plus a company premium.

◧ worked out from local rents

What will it cost me to buy?Breakdown

£39,225 + refurb costs

£10,475 of that never comes back — stamp duty, solicitor and lender fees.

£39,225 to buy it

deposit · stamp duty · solicitor · fees~£6,417, 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 £115,000 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

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.

+144 more

our bar: 10 within 500 m

our own middle half£922–£1,012/mo

■ 154 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 16% 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.

£782 needed

of £929 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £929PRA-style test

How big is it, really?The plan

Measured off the plan, not by a surveyor 282 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

Luton, LU1 1RN

Flood risk checking… — open for the map, the schools and the rest.

Article 4Not assessed for this address

■ 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 · 2 came back clear · 4 we could not check · 2 do not apply to this property

■ from the Renters’ Rights Act 2025listing last seen 18 Sep 2026

Which strategy wins?The ways to run it

Nothing here beats a plain let

Standard rental also ties up the least cash, £45,642.

Standard rental+£25 · £45,642 in

Housing-benefit rent−£232 · £45,642 in

Each row: money kept a month, then the cash it ties up. Not compared: Rent by the room (only 1 bedroom) · Do it up, then remortgage (pays back at the remortgage) · Short-stay let (no local short-let data) · Guaranteed council rent (no scheme in this borough) · Buy, improve & sell (pays out on sale)

◧ 2 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

−£1,992 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 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 £45,642 you put in. The 5-year fix runs past this 5-year hold, so the rate reset comes after it.

−£45,642+£131,574−£3,289−£86,250+£1,615−£1,992

Cash you put inSale valueSelling costsMortgageRent keptYou are down

◧ 2.0%/yr growth assumed