Rented normally, you'd make about £26 a month.

Will it pay?Calculator

£26 of every £977 is yours to keep, each month

You keep 3p of every pound of rent. The mortgage takes 58p.

+£977−£567−£378−£6£26

Rent inMortgageRunning costsTaxProfit

Rent £977, modelled from 36 nearby lettings within 1.5 km

◧ market rent £977 · 36 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£26/mo

All-in cash£63,723

Payback200.8 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

£46,933 + refurb costs

£12,058 of that never comes back — stamp duty, solicitor and lender fees.

£46,933 to buy it

~£16,790

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 £139,500 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 £113,500 in 2020

Nothing nearby is comparable, but asking is 23% more than the £113,500 paid for it in 2020.

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

Can we trust the rent?Rent evidence

Nearby lettings, but only by searching 1.5 km

We widened the search to find them, so these are not next-door comparisons.

+26 more

our bar: 10 within 500 m

our own middle half£916–£1,042/mo

■ 36 lettings within 1.5 km□ searched wider than our barAdvertised rents, not signed tenancies

What will the rent borrow?Lender test

The rent carries £103,660 of the £104,625 loan

That £965 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.

£948 needed

more than the £939 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £939PRA-style test

Who has to say yes?Council record

Leeds council approves 64% — 56% on a cautious reading

A council-wide rate across 171 HMO decisions, not a forecast for this address.

64%

0%50%100%

never approvesalways approves

the band is the cautious reading of the same 171 decisions — as low as 56%

■ 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 947 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

Leeds, LS12 2DF

1 of 2 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 · 1 came back clear · 4 we could not check · 1 does not apply to this property

■ from council licensing registerlisting last seen 18 Sep 2026

Which strategy wins?The ways to run it

Rent by the room beats Short-stay let by £111 a month

Your controls are set to Standard rental — £271 a month behind Rent by the room.

Rent by the room+£297 · £89,723 in

Short-stay let+£186 · £63,723 in

51 nearby short-lets within 5.5 km · medium confidence

Standard rental+£26 · £63,723 in

Guaranteed council rent+£20 · £63,723 in

Housing-benefit rent−£125 · £63,723 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) · Buy, improve & sell (pays out on sale)

◧ 5 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

−£4,712 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 £63,723 you put in. The 5-year fix runs past this 5-year hold, so the rate reset comes after it.

−£63,723+£166,069−£4,152−£104,625+£1,719−£4,712

Cash you put inSale valueSelling costsMortgageRent keptYou are down

◧ 2.0%/yr growth assumed