Rented normally, it costs you £212 a month. That is £2,543 a year, every year you hold it.

Will it pay?Calculator

You top up £212 a month — the mortgage takes 68p of every pound of rent

Borrowing £39,128 less would close that shortfall — which is £39,128 more cash at the start, on top of the deposit.

£853 mortgage

£571 running

£1,261 rent in£212 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

£70,850 + refurb costs

And about £12,716 more over five years, because it loses £212 every month you hold it — before any repair. That already assumes the rent never falls.

£70,850 to buy it

deposit · stamp duty · solicitor · fees~£1,350, unseen

□ works not inspected

What would have to be true?The working

£50,000 off and it stops losing money

At the asking price you feed it £212 a month. At £157,828 the rent covers everything — leaving stamp duty of £8,548 at that price.

offer £157,828

asked £210,000

◧ 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?Comparables

Nothing nearby is comparable — but it is 5% under its 2021 price

The dearest sold for 3.5× the cheapest, so the rent has to justify this price on its own.

you'd pay £210,000

£95,000

£100,000

£180,000

£181,500

£190,000

£190,000

£198,000

£207,500

£240,000

£245,000

£325,000

£335,000

£95k£215k£335k

£95,000 cheapest£335,000 dearest

12 completed sales, same property type, last 3 years

□ 12 sold nearby, not matched on sizeHM 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.

+135 more

our bar: 10 within 500 m

what 6 nearby lettings ask£665–£1,400/mo

our own middle half£1,227–£1,296/mo

■ 145 lettings within 500 mAdvertised rents, not signed tenancies

What will the rent borrow?Lender test

The rent carries £133,793 of the £157,500 loan

That £23,707 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 £2,300. Lenders test the rent at 7.5% and need it to cover 145% of the payment.

£1,427 needed

more than the £1,213 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £1,213PRA-style test

How big is it, really?The plan

One figure, and nothing checking it 388 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

Woking, GU21 5FY

2 of 3 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 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 · 4 we could not check · 2 do not apply to this property

■ from the Renters’ Rights Act 2025listing last seen 14 Sep 2026

Which strategy wins?The ways to run it

Every way loses money — Standard rental loses least, at £212 a month

Let it to the council: £1,392 a year less, but they keep paying when it is empty.

Standard rental−£212 · £72,200 in

Short-stay let−£318 · £72,200 in

6 nearby short-lets within 20 km · medium confidence

Guaranteed council rent−£328 · £72,200 in

Housing-benefit rent−£530 · £72,200 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

−£16,470 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 23% in the price would leave nothing from a sale after selling costs, and you would still owe the lender any shortfall. That is the £72,200 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