Rented normally, you'd make about £45 a month.

Will it pay?Calculator

£45 of every £1,835 is yours to keep, each month

You keep 2p of every pound of rent. The mortgage takes 55p.

+£1,835−£1,016−£764−£11£45

Rent inMortgageRunning costsTaxProfit

Rent £1,835, modelled from 37 nearby lettings within 500 m

□ 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£45/mo

All-in cash£98,304

Payback182.5 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

£84,775 + refurb costs

£22,275 of that never comes back — stamp duty, solicitor and lender fees.

£84,775 to buy it

deposit · stamp duty · solicitor · fees~£13,529, 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 £250,000 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 £209,000 in 2018

Nothing nearby is comparable, but asking is 20% more than the £209,000 paid for it in 2018.

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

Can we trust the rent?Rent evidence

Nearby lettings back this rent

We hold too few nearby asking rents to cross-check this figure, so nothing here confirms it a second way.

+27 more

our bar: 10 within 500 m

our own middle half£1,495–£2,252/mo

■ 37 lettings within 500 m□ no nearby asks to cross-checkAdvertised rents, not signed tenancies

What will the rent borrow?Lender test

The rent carries the whole loan — it could fall 4% 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.

£1,699 needed

of £1,764 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £1,764PRA-style test

Who has to say yes?Council record

Salford council approves 72% — 67% on a cautious reading

A council-wide rate, not a forecast — and Salford council refuses schemes that sandwich a family home. Check both neighbours.

72%

0%50%100%

never approvesalways approves

the band is the cautious reading of the same 285 decisions — as low as 67%

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

How big is it, really?The plan

The plan and the advert, side by side 767 sq ft

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

AdvertFloorplan

757 sq ft767 sq ft777 sq ft

757 sq ft777 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

Salford Quays, M50 3XT

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 · 3 came back clear · 4 we could not check

■ from the Article 4 maplisting last seen 18 Sep 2026

Which strategy wins?The ways to run it

Short-stay let beats Standard rental by £991 a month

Let it to the council: £5,772 a year less, but they keep paying when it is empty.

Short-stay let+£1,036 · £98,304 in

49 nearby short-lets within 5.5 km · medium confidence

Standard rental+£45 · £98,304 in

Rent by the room−£114 · £124,304 in

Guaranteed council rent−£436 · £98,304 in

Housing-benefit rent−£729 · £98,304 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

−£4,301 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 26% in the price would leave nothing from a sale after selling costs, and you would still owe the lender any shortfall. That is the £98,304 you put in. The 5-year fix runs past this 5-year hold, so the rate reset comes after it.

−£98,304+£285,729−£7,143−£187,500+£2,917−£4,301

Cash you put inSale valueSelling costsMortgageRent keptYou are down

◧ 2.0%/yr growth assumed