Let by the room, you'd make about £697 a month, if it can be let.

Will it pay?Calculator

£697 of every £2,663 is yours to keep, each month

You keep 26p of every pound of rent. The mortgage takes 25p.

+£2,663−£670−£1,133−£163£697

Rent inMortgageRunning costsTaxProfit

Rent £2,663, modelled — few nearby lettings

□ market rent £2,663 · few comparables4 empty weeks a year assumed

What if I change my assumptions?The dials

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

Change any of these 13 and every card on this page changes with it. The 6.70% is the 5.95% quoted plus a company premium.

◧ worked out from local rents

What will it cost me to buy?Breakdown

£53,100 + refurb and conversion costs

£13,100 of that never comes back — land transaction tax, solicitor and lender fees.

£53,100 to buy it

~£27,450

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 £160,000 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 £124,995 in 2007

Nothing nearby is comparable, but asking is 28% more than the £124,995 paid for it in 2007.

□ 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 59% 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.

£1,088 needed

of £2,663 rent

stressed at 7.5%, 145% cover

◧ market rent £2,663PRA-style test

How big is it, really?The plan

Measured off the plan, not by a surveyor 1,091 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

No school rated Good or better in this postcode area

5 schools in this postcode area, none rated Good or better 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 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 · 1 came back clear · 6 we could not check · 1 does not apply to this property

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

Which strategy wins?The ways to run it

Rent by the room beats Standard rental by £301 a month

Let it to the council: £4,608 a year less, but they keep paying when it is empty.

Rent by the room+£697 · £80,550 in

Standard rental+£396 · £79,550 in

Guaranteed council rent+£12 · £79,550 in

Short-stay let−£30 · £79,550 in

4 nearby short-lets within 11.1 km · low confidence

Housing-benefit rent−£222 · £79,550 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

+£35,485 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 31% in the price would leave nothing from a sale after selling costs, and you would still owe the lender any shortfall. That is the £80,550 you put in. The 5-year fix runs past this 5-year hold, so the rate reset comes after it.

−£80,550+£195,635−£4,891−£120,000+£45,291+£35,485

Cash you put inSale valueSelling costsMortgageRent keptYou walk with

◧ 2.0%/yr growth assumed