Rented normally, you'd make about £734 a month, if it can be let.

Will it pay?Calculator

£734 of every £3,026 is yours to keep, each month

You keep 24p of every pound of rent. The mortgage takes 45p.

+£3,026−£1,361−£759−£172£734

Rent inMortgageRunning costsTaxProfit

Rent £3,026, modelled from 1 nearby letting

◧ market rent £3,026 · 1 comp2 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£734/mo

All-in cash£143,198

Payback16.3 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

£115,425 + refurb costs

£31,675 of that never comes back — stamp duty, solicitor and lender fees.

£115,425 to buy it

deposit · stamp duty · solicitor · fees~£27,773, 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 £335,000 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

What will the rent borrow?Lender test

The rent carries the whole loan — it could fall 22% 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.

£2,277 needed

of £2,910 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £2,910PRA-style test

Who has to say yes?Council record

Trafford council approves 71% — 51% on a cautious reading

A council-wide rate across 24 HMO decisions, not a forecast for this address.

71%

0%50%100%

never approvesalways approves

the band is the cautious reading of the same 24 decisions — as low as 51%

■ Article 4 — planning permission requireddecision record held for this authority

How big is it, really?The plan

Room to grow

The plan is on file; the floor area is not.

□ no floor area published

Is it a good location?Open the map

Old Trafford, M16 9JJ

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

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.

2 problems found · 1 came back clear · 5 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

Short-stay let beats Standard rental by £455 a month

Let it to the council: £10,752 a year less, but they keep paying when it is empty.

Short-stay let+£1,189 · £143,198 in

3 nearby short-lets within 5.5 km · low confidence

Standard rental+£734 · £143,198 in

Rent by the room+£460 · £190,930 in

Guaranteed council rent−£162 · £143,198 in

Housing-benefit rent−£542 · £143,198 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

+£33,322 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 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 £143,198 you put in. The 5-year fix runs past this 5-year hold, so the rate reset comes after it.

−£143,198+£389,798−£9,745−£251,250+£47,717+£33,322

Cash you put inSale valueSelling costsMortgageRent keptYou walk with

◧ 2.0%/yr growth assumed

Could you let it by the room?Room by room

+£938 a month at 6 rooms on the room-add model, before tax, once converted

The floorplan supports 6 lettable rooms, and £25,505 of work gets you there.

◧ room-add model · medium confidence■ 313 room adverts in M16Dwelfy’s room-add model, before tax