Rented normally, you'd make about £65 a month.

What could kill thisThe checks

It is sold as a retirement-only home, not on ordinary terms

This is not an ordinary purchase, so none of the figures on this page describe it.

3 problems found · 1 came back clear · 3 we could not check · 2 do not apply to this property

■ from the listinglisting last seen 09 Sep 2026

Will it pay?Calculator

£65 of every £1,750 is yours to keep, each month

You keep 4p of every pound of rent. The mortgage takes 42p.

£731 mortgage

£872 running

£1,750 rent in£65 yours

◧ market rent £1,750 · 3 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

£60,799 + refurb costs

£15,800 of that never comes back — stamp duty, solicitor and lender fees.

£60,799 to buy it

deposit · stamp duty · solicitor · fees~£16,744, unseen

□ works not inspected

What would have to be true?

No recorded basis for the rent to work from

Every price on this card is that rent inverted, and this row records no basis for its rent — not that the rent is wrong, but that we cannot show it was measured against nearby lettings. A price quoted to the £5,000 needs evidence we can point at.

□ rent basis not recorded

Is the price right?The deeds

Last sold for £211,000 in 2007

Nothing nearby is comparable, but asking is 15% less than the £211,000 paid for it in 2007.

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

What will the rent borrow?Lender test

The rent carries the whole loan — it could fall 27% 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.

£1,223 needed

of £1,683 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £1,683PRA-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

Ilford, IG5 0HY

1 of 5 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

Which strategy wins?The ways to run it

Nothing here beats a plain let

Let it to the council: £1,848 a year less, but they keep paying when it is empty.

Standard rental+£65 · £77,543 in

Guaranteed council rent−£89 · £77,543 in

Housing-benefit rent−£409 · £77,543 in

Each row: money kept a month, then the cash it ties up. Not compared: Rent by the room (only 2 bedrooms) · Do it up, then remortgage (pays back at the remortgage) · Short-stay let (no local short-let data) · 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

−£2,859 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 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 £77,543 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