Let by the room, you'd make about £3,139 a month.

Will it pay?Calculator

£3,139 of every £9,280 is yours to keep, each month

You keep 34p of every pound of rent. The mortgage takes 19p.

£3,647 running

£3,139 yours

£9,280 rent in£3,139 yours

□ market rent £9,280 · few comparables4 empty weeks a year assumed

What if I change my assumptions?The dials

At the asking price, 25% deposit, 6.25% charged

Change any of these 13 and every card on this page changes with it. The 6.25% is the 5.50% quoted plus a company premium.

◧ worked out from local rents

What will it cost me to buy?Breakdown

£157,400 + refurb costs

£44,900 of that never comes back — stamp duty, solicitor and lender fees.

£157,400 to buy it

deposit · stamp duty · solicitor · fees~£8,000, 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?Comparables

11.9% under the middle sale — £60,500 less

Sales in this postcode sector, close enough in price to compare.

you'd pay £450,000

£510,500

£495k£508.5k£522k

£495,000 cheapest£522,000 dearest

Middle sale £510,500 · middle half £500,000–£515,000 shaded

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

Can we trust the rent?Rent evidence

Nearby lettings, and none of them price letting it by the room

The room rents rest on 22 local room lets, so treat them as a guide.

■ 16 whole-home lettings within 500 m□ does not price rent by the roomAdvertised rents on whole-home lettings

What will the rent borrow?Lender test

The rent carries the whole loan — it could fall 67% 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.

£3,059 neededof £9,280 rent

stressed at 7.5%, 145% cover

◧ market rent £9,280PRA-style test

How big is it, really?The working

One figure, and nothing checking it 2,600 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

Bristol, BS5 9RY

5 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

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 2025no refresh date on this record

Which strategy wins?The ways to run it

Rent by the room beats Standard rental by £3,167 a month

Rent by the room also ties up the least cash, £165,400.

Rent by the room+£3,139 · £165,400 in

Standard rental−£28 · £165,400 in

Short-stay let−£297 · £165,400 in

26 nearby short-lets · high confidence

Housing-benefit rent−£739 · £165,400 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) · Guaranteed council rent (no scheme in this borough) · 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

+£191,115 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 24% in the price would leave nothing from a sale after selling costs, and you would still owe the lender any shortfall. That is the £165,400 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