Rented normally, it costs you £19 a month. That is £231 a year, every year you hold it.

Will it pay?Calculator

You top up £19 a month — the mortgage takes 57p of every pound of rent

Borrowing £3,560 less would close that shortfall — which is £3,560 more cash at the start, on top of the deposit.

£691 mortgage

£488 running

£1,206 rent in£19 short

£25 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

£57,450 + refurb costs

And about £1,157 more over five years, because it loses £19 every month you hold it — before any repair. That already assumes the rent never falls.

£57,450 to buy it

deposit · stamp duty · solicitor · fees~£10,764, unseen

□ works not inspected

What would have to be true?

Break-even is within £5,000 of the asked price

It lands that close to the £170,000 asked — inside the step this card rounds to, and inside the confidence band on the rent it works back from. So the price asked is already about the price this rent carries, and there is no honest discount to print.

◧ worked back from the rent

Is the price right?The deeds

Last sold for £85,000 in 2007

Nothing nearby is comparable, but asking is 100% more than the £85,000 paid for it in 2007.

□ 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

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

+116 more

our bar: 10 within 500 m

what 16 nearby lettings ask£950–£1,700/mo

our own middle half£1,049–£1,386/mo

■ 126 lettings within 500 mAdvertised rents, not signed tenancies

What will the rent borrow?Lender test

The rent carries the loan, with no margin left

A small rent shortfall or a rate move would cap the loan. Lenders test the rent at 7.5% and need it to cover 145% of the payment.

£1,155 needed

of £1,160 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £1,160PRA-style test

How big is it, really?The plan

Measured off the plan, not by a surveyor 592 sq ft

The advert and the survey disagree — open for both figures and the gap.

■ area measured on site

Is it a good location?Open the map

Tunbridge Wells, TN38 0NA

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

■ from the Renters’ Rights Act 2025listing last seen 15 Sep 2026

Which strategy wins?The ways to run it

Every way loses money — Standard rental loses least, at £19 a month

Let it to the council: £3,144 a year less, but they keep paying when it is empty.

Standard rental−£19 · £68,214 in

Guaranteed council rent−£281 · £68,214 in

Housing-benefit rent−£441 · £68,214 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) · Short-stay let (no local short-let data) · Buy, improve & sell (pays out on sale)

◧ 3 ways, one measureranked on money kept each month, at the asking price

What would you walk away with?The five-year sums

−£6,434 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 £68,214 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