Rented normally, it costs you £307 a month. That is £3,688 a year, every year you hold it.

Will it pay?Calculator

You top up £307 a month — the mortgage takes 84p of every pound of rent

Borrowing £56,732 less would close that shortfall — which is £56,732 more cash at the start, on top of the deposit.

£1,625 mortgage

£1,935 rent in£307 short

◧ market rent £1,935 · 24 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

£139,150 + refurb costs

And about £18,438 more over five years, because it loses £307 every month you hold it — before any repair. That already assumes the rent never falls.

£139,150 to buy it

deposit · stamp duty · solicitor · fees~£20,216, unseen

□ works not inspected

What would have to be true?The working

£75,000 off and it stops losing money

At the asking price you feed it £307 a month. At £324,336 the rent covers everything — leaving stamp duty of £22,434 at that price.

offer £324,336

asked £400,000

◧ 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?The deeds

Last sold for £213,000 in 2006

Nothing nearby is comparable, but asking is 88% more than the £213,000 paid for it in 2006.

□ this address’s own deeds, no comparable saleHM Land Registry Price Paid Data

Can we trust the rent?Rent evidence

Nearby lettings, but only by searching 1.5 km

We widened the search to find them, so these are not next-door comparisons.

+14 more

our bar: 10 within 500 m

our own middle half£1,843–£2,032/mo

■ 24 lettings within 1.5 km□ searched wider than our barAdvertised rents, not signed tenancies

What will the rent borrow?Lender test

The rent carries £205,305 of the £300,000 loan

That £94,695 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 £61,846. Lenders test the rent at 7.5% and need it to cover 145% of the payment.

£2,719 needed

more than the £1,861 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £1,861PRA-style test

How big is it, really?The plan

The plan and the advert, side by side 1,462 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

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 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 · 1 came back clear · 6 we could not check · 1 does 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 — Rent by the room loses least, at £171 a month

Rent by the room needs £25,795 more cash than the others.

Rent by the room−£171 · £185,161 in

Standard rental−£307 · £159,366 in

Housing-benefit rent−£722 · £159,366 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) · Short-stay let (no local short-let data) · Guaranteed council rent (no scheme in this borough) · 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

−£34,602 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 £159,366 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

Could you let it by the room?Room by room

−£171 to +£334 a month at 5 rooms two models disagree, before tax, once converted

The floorplan supports 5 lettable rooms and £12,011 of work gets you there — but the two ways this page prices them do not agree on whether they pay.

◧ room-add model · medium confidence■ 223 room adverts in BH9Dwelfy’s room-add model, before tax