Rented normally, you'd make about £68 a month.

Will it pay?Calculator

£68 of every £777 is yours to keep, each month

You keep 9p of every pound of rent. The mortgage takes 34p.

+£777−£264−£429−£16£68

Rent inMortgageRunning costsTaxProfit

Rent £777, modelled from 23 nearby lettings

◧ market rent £777 · 23 comps2 empty weeks a year assumed

What if I change my assumptions?The dials

At the asking price, 25% deposit, 6.50% charged

Change any of these 16 and every card on this page changes with it. The 6.50% is the 5.75% quoted plus a company premium.

◧ worked out from local rents

What will it cost me to buy?Breakdown

£23,475 + refurb costs

£7,225 of that never comes back — stamp duty, solicitor and lender fees.

£23,475 to buy it

~£13,000

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 £65,000 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 £105,950 in 2006

Nothing nearby is comparable, but asking is 39% less than the £105,950 paid for it in 2006.

□ 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 41% 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.

£442 needed

of £747 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £747PRA-style test

How big is it, really?The plan

The rooms are on the plan; the total is not

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

□ no floor area published

Is it a good location?Open the map

No school rated Good or better in this postcode area

3 schools in this postcode area, none rated Good or better 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

£1,013 a year in charges for the building, owed even when nobody is living there

The contract the property is sold under sets these charges, and they can go up over the years.

3 problems found · 2 came back clear · 2 we could not check · 2 do not apply to this property

■ from the listinglisting last seen 14 Sep 2026

Which strategy wins?The ways to run it

Nothing here beats a plain let

Let it to the council: £408 a year less, but they keep paying when it is empty.

Standard rental+£68 · £36,475 in

Guaranteed council rent+£34 · £36,475 in

Housing-benefit rent−£83 · £36,475 in

Short-stay let−£479 · £36,475 in

3 nearby short-lets within 11.1 km · low confidence

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

−£1,721 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 32% in the price would leave nothing from a sale after selling costs, and you would still owe the lender any shortfall. That is the £36,475 you put in. The 5-year fix runs past this 5-year hold, so the rate reset comes after it.

−£36,475+£81,095−£2,027−£48,750+£4,436−£1,721

Cash you put inSale valueSelling costsMortgageRent keptYou are down

◧ 2.0%/yr growth assumed