Rented normally, it costs you £395 a month. That is £4,738 a year, every year you hold it.

Will it pay?Calculator

You top up £395 a month — the mortgage takes 79p of every pound of rent

Borrowing £72,893 less would close that shortfall — which is £72,893 more cash at the start, on top of the deposit.

£650 mortgage

£539 running

£826 rent in£395 short

◧ market rent £826 · 105 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

£53,400 + refurb costs

And about £23,690 more over five years, because it loses £395 every month you hold it — before any repair. That already assumes the rent never falls.

£53,400 to buy it

deposit · stamp duty · solicitor · fees~£1,500, unseen

□ works not inspected

What would have to be true?The search

No offer makes this pay

Even at £96,000 — well below the £160,000 asked — the rent still does not cover the costs. The gap is the rent against the running costs, not the price, so negotiating does not close it.

◧ worked back from the rent■ land transaction tax re-bandedtested down to £96,000

Is the price right?The deeds

Last sold for £108,500 in 2016

Nothing nearby is comparable, but asking is 47% more than the £108,500 paid for it in 2016.

□ 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.

+95 more

our bar: 10 within 500 m

our own middle half£793–£860/mo

■ 105 lettings within 1 km□ no nearby asks to cross-checkAdvertised rents, not signed tenancies

What will the rent borrow?Lender test

The rent carries £87,639 of the £120,000 loan

That £32,361 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 £18,338. Lenders test the rent at 7.5% and need it to cover 145% of the payment.

£1,088 needed

more than the £794 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £794PRA-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

2 schools 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 could kill thisThe checks

£2,600 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 · 1 came back clear · 3 we could not check · 2 do not apply to this property

■ from the listinglisting last seen 15 Sep 2026

Which strategy wins?The ways to run it

Short-stay let beats Guaranteed council rent by £868 a month

Your controls are set to Standard rental — £870 a month behind Short-stay let.

Short-stay let+£475 · £54,900 in

4 nearby short-lets within 5.5 km · low confidence

Guaranteed council rent−£393 · £54,900 in

Standard rental−£395 · £54,900 in

Housing-benefit rent−£584 · £54,900 in

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

−£27,277 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 £54,900 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