Rented normally, you'd make about £156 a month.

Will it pay?Calculator

£156 of every £1,709 is yours to keep, each month

You keep 9p of every pound of rent. The mortgage takes 50p.

+£1,709−£853−£663−£37£156

Rent inMortgageRunning costsTaxProfit

Rent £1,709, modelled from 16 nearby lettings

□ service charge not published2 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£156/mo

All-in cash£90,308

Payback48.2 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

£70,850 + refurb costs

£18,350 of that never comes back — stamp duty, solicitor and lender fees.

£70,850 to buy it

deposit · stamp duty · solicitor · fees~£19,458, 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 £210,000 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 £189,000 in 2021

Nothing nearby is comparable, but asking is 11% more than the £189,000 paid for it in 2021.

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

What will the rent borrow?Lender test

The rent carries the whole loan — it could fall 13% 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.

£1,427 needed

of £1,643 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £1,643PRA-style test

How big is it, really?The plan

Measured off the plan, not by a surveyor 936 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 3SZ

3 of 5 schools in this postcode area rated Good or Outstanding and flood risk checking… — open for the map, the schools and the rest.

Article 4Not assessed for this address

■ 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.

2 problems found · 3 came back clear · 4 we could not check

■ from council licensing registerlisting last seen 17 Sep 2026

Which strategy wins?The ways to run it

Rent by the room beats Guaranteed council rent by £193 a month

Your controls are set to Standard rental — £215 a month behind Rent by the room.

Rent by the room+£371 · £124,308 in

Guaranteed council rent+£178 · £90,308 in

Standard rental+£156 · £90,308 in

Housing-benefit rent−£184 · £90,308 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

+£2,026 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 27% in the price would leave nothing from a sale after selling costs, and you would still owe the lender any shortfall. That is the £90,308 you put in. The 5-year fix runs past this 5-year hold, so the rate reset comes after it.

−£90,308+£245,821−£6,146−£157,500+£10,158+£2,026

Cash you put inSale valueSelling costsMortgageRent keptYou walk with

◧ 2.0%/yr growth assumed