Rented normally, it costs you £1,121 a month. That is £13,451 a year, every year you hold it.

Will it pay?Calculator

The mortgage alone costs more than the whole rent — you top up £1,121 a month

It is £1,121 a month short. Borrowing £206,931 less would close that shortfall — which is £206,931 more cash at the start, on top of the deposit.

+£1,195−£1,828−£488−£1,121

Rent inMortgageRunning costsShort by

The rent covers £1,195 of that — you cover £1,121

◧ market rent £1,195 · 61 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

£157,400 + refurb costs

And about £67,253 more over five years, because it loses £1,121 every month you hold it — before any repair. That already assumes the rent never falls.

£157,400 to buy it

~£53,717

deposit · stamp duty · solicitor · feeswe haven’t been inside

□ works not inspected

What would have to be true?The search

No offer makes this pay

Even at £270,000 — well below the £450,000 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 £270,000

What will the rent borrow?Lender test

The rent carries £126,790 of the £337,500 loan

That £210,710 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 £190,423. Lenders test the rent at 7.5% and need it to cover 145% of the payment.

£3,059 needed

more than the £1,149 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £1,149PRA-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

Luton, LU2 7JN

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

■ from council licensing registerlisting last seen 19 Sep 2026

Which strategy wins?The ways to run it

Every way loses money — Standard rental loses least, at £1,121 a month

Let it to the council: £540 a year less, but they keep paying when it is empty.

Standard rental−£1,121 · £211,117 in

Guaranteed council rent−£1,166 · £211,117 in

Housing-benefit rent−£1,442 · £211,117 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, after 5 years?The five-year sums

−£99,468 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 29% in the price would leave nothing from a sale after selling costs, and you would still owe the lender any shortfall. That is the £211,117 you put in. The 5-year fix runs past this 5-year hold, so the rate reset comes after it.

−£211,117+£535,387−£13,385−£337,500−£72,852−£99,468

Cash you put inSale valueSelling costsMortgageRent lossesYou are down

◧ 2.0%/yr growth assumed