Rented normally, it costs you £122 a month. That is £1,462 a year, every year you hold it.

Will it pay?Calculator

You top up £122 a month — the mortgage takes 75p of every pound of rent

Borrowing £22,486 less would close that shortfall — which is £22,486 more cash at the start, on top of the deposit.

+£1,134−£853−£403−£122

Rent inMortgageRunning costsShort by

The rent covers £1,134 of that — you cover £122

◧ market rent £1,134 · 44 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

£70,550 + refurb costs

And about £7,308 more over five years, because it loses £122 every month you hold it — before any repair. That already assumes the rent never falls.

£70,550 to buy it

~£24,411

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

□ works not inspected

What would have to be true?The working

£25,000 off and it stops losing money

At the asking price you feed it £122 a month. At £180,018 the rent covers everything — leaving stamp duty of £10,101 at that price.

offer £180,018

asked £210,000

◧ worked back from the rent■ stamp duty re-bandedrounded down to £5,000 — the rent it works back from is an estimate

Is the price right?The deeds

Last sold for £124,500 in 2012

Nothing nearby is comparable, but asking is 69% more than the £124,500 paid for it in 2012.

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

What will the rent borrow?Lender test

The rent carries £120,318 of the £157,500 loan

That £37,182 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 £17,931. Lenders test the rent at 7.5% and need it to cover 145% of the payment.

£1,427 needed

more than the £1,090 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £1,090PRA-style test

Who has to say yes?Council record

Coventry council approves 79% — 72% on a cautious reading

A council-wide rate, not a forecast — and Coventry council refuses schemes that sandwich a family home. Check both neighbours.

79%

0%50%100%

never approvesalways approves

the band is the cautious reading of the same 172 decisions — as low as 72%

■ Article 4 — planning permission requireddecision record held for this authority

How big is it, really?The plan

The plan and the advert, side by side 421 sq ft

Two figures for this house, and neither is a survey. Open for both.

AdvertFloorplan

147 sq ft970 sq ft1.8k sq ft

147 sq ft1,792 sq ft

neither is a survey — a tape measure settles it

□ area off the floorplan — not a survey

Is it a good location?Open the map

No school rated Good or better in this postcode area

2 schools in this postcode area, none rated Good or better 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 could kill thisThe checks

The council here has taken away the automatic right to rent this out by the room

You would have to apply for permission first, and the council can say no.

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

■ from the Article 4 maplisting last seen 18 Sep 2026

Which strategy wins?The ways to run it

Every way loses money — Rent by the room loses least, at £9 a month

Let it to the council: £2,292 a year less, but they keep paying when it is empty.

Rent by the room−£9 · £120,961 in

Standard rental−£122 · £94,961 in

Guaranteed council rent−£313 · £94,961 in

Housing-benefit rent−£467 · £94,961 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) · Short-stay let (no local short-let data) · 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, after 5 years?The five-year sums

−£17,236 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 28% in the price would leave nothing from a sale after selling costs, and you would still owe the lender any shortfall. That is the £94,961 you put in. The 5-year fix runs past this 5-year hold, so the rate reset comes after it.

−£94,961+£249,376−£6,234−£157,500−£7,916−£17,236

Cash you put inSale valueSelling costsMortgageRent lossesYou are down

◧ 2.0%/yr growth assumed