Rented normally, it costs you £3,674 a month. That is £44,092 a year, every year you hold it.

Will it pay?Calculator

The mortgage alone costs more than the whole rent — you top up £3,674 a month

It is £3,674 a month short. Borrowing £678,346 less would close that shortfall — which is £678,346 more cash at the start, on top of the deposit.

+£5,045−£7,516−£1,204−£3,674

Rent inMortgageRunning costsShort by

The rent covers £5,045 of that — you cover £3,674

◧ market rent £5,045 · 8 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

£723,200 + refurb costs

And about £220,462 more over five years, because it loses £3,674 every month you hold it — before any repair. That already assumes the rent never falls.

£723,200 to buy it

deposit · stamp duty · solicitor · fees~£36,682, unseen

□ works not inspected

What would have to be true?The search

No offer makes this pay

Even at £1,110,000 — well below the £1,850,000 asked — the rent still does not cover the costs. The gap is the rent against the running costs, not the price, so negotiating does not close it.

◧ worked back from the rent■ stamp duty re-bandedtested down to £1,110,000

Is the price right?Comparables

We can't tell — nothing nearby is alike enough

The dearest sold for 3.0× the cheapest, so the rent has to justify this price on its own.

you'd pay £1,850,000

£795,000

£829,500

£838,000

£940,000

£1,110,000

£1,127,500

£1,210,000

£1,400,000

£1,523,250

£1,690,000

£1,700,000

£2,362,500

£795k£1.6m£2.4m

£795,000 cheapest£2,362,500 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 £535,279 of the £1,387,500 loan

That £852,221 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 £766,577. Lenders test the rent at 7.5% and need it to cover 145% of the payment.

£12,574 needed

more than the £4,851 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £4,851PRA-style test

How big is it, really?The plan

One figure, and nothing checking it 1,732 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

London, W6 0BN

2 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 could kill thisThe checks

You would need a licence from the council first

Letting without the council’s licence is an offence, and the fee is in no figure here.

2 problems found · 2 came back clear · 4 we could not check · 1 does not apply to this property

■ from council licensing registerlisting last seen 18 Sep 2026

Which strategy wins?The ways to run it

Every way loses money — Standard rental loses least, at £3,674 a month

Let it to the council: £19,740 a year less, but they keep paying when it is empty.

Standard rental−£3,674 · £759,882 in

Guaranteed council rent−£5,319 · £759,882 in

Rent by the room−£5,631 · £793,882 in

Housing-benefit rent−£5,837 · £759,882 in

Short-stay let−£7,422 · £759,882 in

294 nearby short-lets within 5.5 km · low confidence

Each row: money kept a month, then the cash it ties up. Not compared: Do it up, then remortgage (pays back at the remortgage) · Buy, improve & sell (pays out on sale)

◧ 5 ways, one measureranked on money kept each month, at the asking price

What would you walk away with, after 5 years?The five-year sums

−£369,048 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 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 £759,882 you put in. The 5-year fix runs past this 5-year hold, so the rate reset comes after it.

−£759,882+£2,068,874−£51,722−£1,387,500−£238,819−£369,048

Cash you put inSale valueSelling costsMortgageRent lossesYou are down

◧ 2.0%/yr growth assumed