Rented normally, you'd make about £369 a month.

Will it pay?Calculator

£369 of every £2,311 is yours to keep, each month

You keep 16p of every pound of rent. The mortgage takes 46p.

£1,056 mortgage

£2,311 rent in£369 yours

£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

£88,425 + refurb costs

£23,425 of that never comes back — stamp duty, solicitor and lender fees.

£88,425 to buy it

deposit · stamp duty · solicitor · fees~£17,383, unseen

□ 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 £260,000 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

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.

+42 more

our bar: 10 within 500 m

our own middle half£2,093–£2,552/mo

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

What will the rent borrow?Lender test

The rent carries the whole loan — it could fall 20% 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.

£1,767 needed

of £2,222 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £2,222PRA-style test

Who has to say yes?Council record

Manchester council approves 61% — 56% on a cautious reading

A council-wide rate across 306 HMO decisions, not a forecast for this address.

61%

0%50%100%

never approvesalways approves

the band is the cautious reading of the same 306 decisions — as low as 56%

■ Article 4 — planning permission requireddecision record held for this authority

How big is it, really?The plan

The plan and the advert, side by side 989 sq ft

Two figures for this house, and neither is a survey. Open for both.

□ area off the floorplan — not a survey

Is it a good location?Open the map

Manchester, M15 4AW

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

The council here has taken away the automatic right to rent this out by the room

You would have to apply for permission first, and the council can say no.

2 problems found · 3 came back clear · 4 we could not check

■ from the Article 4 maplisting last seen 14 Sep 2026

Which strategy wins?The ways to run it

Short-stay let beats Standard rental by £675 a month

Let it to the council: £4,500 a year less, but they keep paying when it is empty.

Short-stay let+£1,044 · £105,808 in

103 nearby short-lets within 5.5 km · medium confidence

Standard rental+£369 · £105,808 in

Guaranteed council rent−£6 · £105,808 in

Housing-benefit rent−£414 · £105,808 in

Rent by the room−£723 · £143,808 in

Each row: money kept a month, then the cash it ties up. Not compared: Do it up, then remortgage (pays back at the remortgage) · Buy, improve & sell (pays out on sale)

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

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

+£15,191 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 £105,808 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