Rented normally, you'd make about £37 a month.

Will it pay?Calculator

£37 of every £1,125 is yours to keep, each month

You keep 3p of every pound of rent. The mortgage takes 60p.

£670 mortgage

£1,125 rent in£37 yours

◧ market rent £1,125 · 43 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

£55,475 + refurb costs

£14,225 of that never comes back — stamp duty, solicitor and lender fees.

£55,475 to buy it

deposit · stamp duty · solicitor · fees~£11,457, 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 £165,000 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

Is the price right?Comparables

Nothing nearby is comparable — but it is 588% over its 1997 price

The dearest sold for 2.2× the cheapest, so the rent has to justify this price on its own.

you'd pay £165,000

£148,000

£218,000

£245,000

£248,000

£260,500

£270,000

£290,000

£290,000

£300,000

£300,000

£312,500

£325,000

£148k£236.5k£325k

£148,000 cheapest£325,000 dearest

12 completed sales, same property type, last 3 years

□ 12 sold nearby, not matched on sizeHM Land Registry Price Paid Data

What will the rent borrow?Lender test

The rent carries £119,363 of the £123,750 loan

That £4,387 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 rent carries the whole loan. Lenders test the rent at 7.5% and need it to cover 145% of the payment.

£1,121 needed

more than the £1,082 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £1,082PRA-style test

How big is it, really?The working

One figure, and nothing checking it 624 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, M11 2AT

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 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 · 1 came back clear · 4 we could not check · 3 do not apply to this property

■ from the Renters’ Rights Act 2025listing last seen 16 Sep 2026

Which strategy wins?The ways to run it

Guaranteed council rent, but only by £4 a month over Standard rental

Let it to the council and you keep £4 a month more, and they keep paying when it is empty.

Guaranteed council rent+£41 · £66,932 in

Standard rental+£37 · £66,932 in

Housing-benefit rent−£215 · £66,932 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

−£2,614 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 £66,932 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