Rented normally, it costs you £250 a month. That is £3,004 a year, every year you hold it.

Will it pay?Calculator

You top up £250 a month — the mortgage takes 86p of every pound of rent

Borrowing £46,214 less would close that shortfall — which is £46,214 more cash at the start, on top of the deposit.

+£948−£813−£386−£250

Rent inMortgageRunning costsShort by

The rent covers £948 of that — you cover £250

◧ market rent £948 · 123 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-£250/mo

All-in cash£76,349

PaybackNever

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

£67,200 + refurb costs

And about £15,020 more over five years, because it loses £250 every month you hold it — before any repair. That already assumes the rent never falls.

£67,200 to buy it

deposit · stamp duty · solicitor · fees~£9,149, unseen

□ works not inspected

What would have to be true?The working

£60,000 off and it stops losing money

At the asking price you feed it £250 a month. At £138,379 the rent covers everything — leaving stamp duty of £7,187 at that price.

offer £138,379

asked £200,000

◧ worked back from the rent■ stamp duty re-bandedrounded down to £5,000 — the rent it works back from is an estimate

Is the price right?The deeds

Last sold for £199,950 in 2022

Nothing nearby is comparable, and it is asking about what it fetched in 2022.

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

What will the rent borrow?Lender test

The rent carries £100,584 of the £150,000 loan

That £49,416 is yours to find on top of the deposit. Tested at 125% instead of 145% — a company or a basic-rate taxpayer usually is — the gap is £33,323. Lenders test the rent at 7.5% and need it to cover 145% of the payment.

£1,359 needed

more than the £912 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £912PRA-style test

How big is it, really?The plan

One figure, and nothing checking it 570 sq ft

Only the agent’s figure exists for this house. Open for what that means.

□ area unchecked — agent’s own

Is it a good location?Open the map

No school rated Good or better in this postcode area

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

■ from the Renters’ Rights Act 2025listing last seen 05 Sep 2026

Which strategy wins?The ways to run it

Short-stay let beats Standard rental by £1,574 a month

Let it to the council: £1,236 a year less, but they keep paying when it is empty.

Short-stay let+£1,324 · £76,349 in

3 nearby short-lets within 11.1 km · low confidence

Standard rental−£250 · £76,349 in

Guaranteed council rent−£353 · £76,349 in

Housing-benefit rent−£506 · £76,349 in

Each row: money kept a month, then the cash it ties up. Not compared: Rent by the room (only 2 bedrooms) · Do it up, then remortgage (pays back at the remortgage) · 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

−£20,922 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 25% in the price would leave nothing from a sale after selling costs, and you would still owe the lender any shortfall. That is the £76,349 you put in. The 5-year fix runs past this 5-year hold, so the rate reset comes after it.

−£76,349+£227,382−£5,685−£150,000−£16,270−£20,922

Cash you put inSale valueSelling costsMortgageRent lossesYou are down

◧ 2.0%/yr growth assumed