Rented normally, you'd make about £287 a month.

Will it pay?Calculator

£287 of every £1,470 is yours to keep, each month

You keep 20p of every pound of rent. The mortgage takes 32p.

£592 running

£1,470 rent in£287 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

£39,225 + refurb costs

£10,475 of that never comes back — stamp duty, solicitor and lender fees.

£39,225 to buy it

deposit · stamp duty · solicitor · fees~£8,341, 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 £115,000 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.

+63 more

our bar: 10 within 500 m

our own middle half£1,154–£1,873/mo

■ 73 lettings within 500 m□ 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 45% 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.

£782 needed

of £1,413 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £1,413PRA-style test

How big is it, really?The plan

One figure, and nothing checking it 409 sq ft

Only the agent’s figure exists for this house. Open for what that means.

□ area unchecked — agent’s own

Is it a good location?Open the map

Manchester, M1 5BE

No schools in this postcode area 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 14 Sep 2026

Which strategy wins?The ways to run it

Short-stay let beats Standard rental by £409 a month

Let it to the council: £3,756 a year less, but they keep paying when it is empty.

Short-stay let+£696 · £47,566 in

101 nearby short-lets within 5.5 km · low confidence

Standard rental+£287 · £47,566 in

Guaranteed council rent−£26 · £47,566 in

Housing-benefit rent−£261 · £47,566 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

+£14,490 after five years on the cash you put in, before tax on the sale

More 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 27% in the price would leave nothing from a sale after selling costs, and you would still owe the lender any shortfall. That is the £47,566 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