Rented normally, you'd make about £132 a month.

Will it pay?Calculator

£132 of every £1,299 is yours to keep, each month

You keep 10p of every pound of rent. The mortgage takes 55p.

+£1,299−£711−£425−£31£132

Rent inMortgageRunning costsTaxProfit

Rent £1,299, modelled from 18 nearby lettings within 1.5 km

◧ market rent £1,299 · 18 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£132/mo

All-in cash£74,194

Payback46.8 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

£58,825 + refurb costs

£15,075 of that never comes back — stamp duty, solicitor and lender fees.

£58,825 to buy it

deposit · stamp duty · solicitor · fees~£15,369, 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 £175,000 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, but only by searching 1.5 km

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

+8 more

our bar: 10 within 500 m

our own middle half£1,099–£1,535/mo

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

What will the rent borrow?Lender test

The rent carries the whole loan — it could fall 5% 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.

£1,189 needed

of £1,249 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £1,249PRA-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 plan

Room to grow 813 sq ft

Two figures for this house, and neither is a survey. Open for both.

AdvertFloorplan

793 sq ft854 sq ft914 sq ft

793 sq ft914 sq ft

neither is a survey — a tape measure settles it

□ area off the floorplan — not a survey

Is it a good location?Open the map

Coventry, CV1 4HU

2 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 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 · 2 came back clear · 3 we could not check · 1 does not apply to this property

■ from the Article 4 maplisting last seen 23 Sep 2026

Which strategy wins?The ways to run it

Nothing here beats a plain let

Let it to the council: £3,540 a year less, but they keep paying when it is empty.

Standard rental+£132 · £74,194 in

Rent by the room+£103 · £95,396 in

Guaranteed council rent−£163 · £74,194 in

Housing-benefit rent−£315 · £74,194 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

+£2,289 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 £74,194 you put in. The 5-year fix runs past this 5-year hold, so the rate reset comes after it.

−£74,194+£204,244−£5,106−£131,250+£8,596+£2,289

Cash you put inSale valueSelling costsMortgageRent keptYou walk with

◧ 2.0%/yr growth assumed

Could you let it by the room?Room by room

+£522 a month at 4 rooms on the room-add model, before tax, once converted

The floorplan supports 4 lettable rooms, and £10,571 of work gets you there.

◧ room-add model · medium confidence■ 873 room adverts in CV1Dwelfy’s room-add model, before tax