Rented normally, it costs you £347 a month. That is £4,169 a year, every year you hold it.

Will it pay?Calculator

You top up £347 a month — the mortgage takes 78p of every pound of rent

Borrowing £64,145 less would close that shortfall — which is £64,145 more cash at the start, on top of the deposit.

£1,422 mortgage

£1,812 rent in£347 short

£175 of that is a guess — no service charge published.

□ 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

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

£121,275 + refurb costs

And about £20,847 more over five years, because it loses £347 every month you hold it — before any repair. That already assumes the rent never falls.

£121,275 to buy it

deposit · stamp duty · solicitor · fees~£9,982, unseen

□ works not inspected

What would have to be true?The working

£85,000 off and it stops losing money

At the asking price you feed it £347 a month. At £264,448 the rent covers everything — leaving stamp duty of £16,445 at that price.

offer £264,448

asked £350,000

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

Can we trust the rent?Rent evidence

Nearby lettings back this rent

They are advertised rents rather than signed tenancies, so a slow month is still possible.

+73 more

our bar: 10 within 500 m

what 14 nearby lettings ask£1,150–£1,900/mo

our own middle half£1,680–£1,954/mo

■ 83 lettings within 500 mAdvertised rents, not signed tenancies

What will the rent borrow?Lender test

The rent carries £192,255 of the £262,500 loan

That £70,245 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 £39,485. Lenders test the rent at 7.5% and need it to cover 145% of the payment.

£2,379 needed

more than the £1,742 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £1,742PRA-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

Wembley, HA9 8BE

1 of 4 schools in this postcode area rated Good or Outstanding 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 could kill thisThe checks

You would need a licence from the council first

Letting without the council’s licence is an offence, and the fee is in no figure here.

2 problems found · 1 came back clear · 4 we could not check · 2 do not apply to this property

■ from council licensing registerlisting last seen 14 Sep 2026

Which strategy wins?The ways to run it

Every way loses money — Standard rental loses least, at £347 a month

Let it to the council: £4,380 a year less, but they keep paying when it is empty.

Standard rental−£347 · £131,257 in

Guaranteed council rent−£712 · £131,257 in

Housing-benefit rent−£993 · £131,257 in

Short-stay let−£1,512 · £131,257 in

55 nearby short-lets within 5.5 km · medium confidence

Each row: money kept a month, then the cash it ties up. Not compared: Rent by the room (only 1 bedroom) · 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?The five-year sums

−£32,588 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 24% in the price would leave nothing from a sale after selling costs, and you would still owe the lender any shortfall. That is the £131,257 you put in. The 5-year fix runs past this 5-year hold, so the rate reset comes after it.

◧ 2.0%/yr growth assumed