Rented normally, it costs you £751 a month. That is £9,015 a year, every year you hold it.

Will it pay?Calculator

The mortgage alone costs more than the whole rent — you top up £751 a month

It is £751 a month short. Borrowing £138,693 less would close that shortfall — which is £138,693 more cash at the start, on top of the deposit.

+£1,540−£1,727−£565−£751

Rent inMortgageRunning costsShort by

The rent covers £1,540 of that — you cover £751

◧ market rent £1,540 · 5 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

£148,275 + refurb costs

And about £45,075 more over five years, because it loses £751 every month you hold it — before any repair. That already assumes the rent never falls.

£148,275 to buy it

deposit · stamp duty · solicitor · fees~£21,620, unseen

□ works not inspected

What would have to be true?The search

No offer makes this pay

Even at £255,000 — well below the £425,000 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 £255,000

Is the price right?The deeds

Last sold for £348,500 in 2024

Nothing nearby is comparable, but asking is 22% more than the £348,500 paid for it in 2024.

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

What will the rent borrow?Lender test

The rent carries £163,395 of the £318,750 loan

That £155,355 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 £129,212. Lenders test the rent at 7.5% and need it to cover 145% of the payment.

£2,889 needed

more than the £1,481 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £1,481PRA-style test

How big is it, really?The plan

Smaller than the advert claims 1,055 sq ft

The advert and the survey disagree — open for both figures and the gap.

AdvertMeasured

969 sq ft1.2k sq ft1.5k sq ft

969 sq ft1,486 sq ft

the survey is what every price-per-foot figure on this page uses

■ area measured on site

Is it a good location?Open the map

Leeds, LS9 0FH

2 of 4 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 13 Sep 2026

Which strategy wins?The ways to run it

Every way loses money — Rent by the room loses least, at £506 a month

Let it to the council: £1,680 a year less, but they keep paying when it is empty.

Rent by the room−£506 · £203,895 in

Standard rental−£751 · £169,895 in

Guaranteed council rent−£891 · £169,895 in

Short-stay let−£1,062 · £169,895 in

49 nearby short-lets within 11.1 km · low confidence

Housing-benefit rent−£1,102 · £169,895 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) · 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

−£64,842 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 £169,895 you put in. The 5-year fix runs past this 5-year hold, so the rate reset comes after it.

−£169,895+£484,750−£12,119−£318,750−£48,828−£64,842

Cash you put inSale valueSelling costsMortgageRent lossesYou are down

◧ 2.0%/yr growth assumed