Rented normally, it costs you £278 a month. That is £3,340 a year, every year you hold it.

Will it pay?Calculator

You top up £278 a month — the mortgage takes 88p of every pound of rent

Borrowing £51,384 less would close that shortfall — which is £51,384 more cash at the start, on top of the deposit.

£914 mortgage

£1,037 rent in£278 short

◧ market rent £1,037 · 79 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

£75,575 + refurb costs

And about £16,700 more over five years, because it loses £278 every month you hold it — before any repair. That already assumes the rent never falls.

£75,575 to buy it

deposit · stamp duty · solicitor · fees~£10,764, unseen

□ works not inspected

What would have to be true?The working

£65,000 off and it stops losing money

At the asking price you feed it £278 a month. At £156,467 the rent covers everything — leaving stamp duty of £8,453 at that price.

offer £156,467

asked £225,000

◧ 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 £147,000 in 2012

Nothing nearby is comparable, but asking is 53% more than the £147,000 paid for it in 2012.

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

Can we trust the rent?Rent evidence

Nearby lettings back this rent

We hold too few nearby asking rents to cross-check this figure, so nothing here confirms it a second way.

+69 more

our bar: 10 within 500 m

our own middle half£956–£1,125/mo

■ 79 lettings within 1 km□ no nearby asks to cross-checkAdvertised rents, not signed tenancies

What will the rent borrow?Lender test

The rent carries £110,027 of the £168,750 loan

That £58,723 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 £41,119. Lenders test the rent at 7.5% and need it to cover 145% of the payment.

£1,529 needed

more than the £997 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £997PRA-style test

Is it a good location?Open the map

Leicester, LE2 1WL

1 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 4Planning permission required to let by the room

■ 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 · 4 we could not check · 2 do not apply to this property

■ from council licensing registerlisting last seen 16 Sep 2026

Which strategy wins?The ways to run it

Every way loses money — Standard rental loses least, at £278 a month

Let it to the council: £1,836 a year less, but they keep paying when it is empty.

Standard rental−£278 · £86,339 in

Guaranteed council rent−£431 · £86,339 in

Housing-benefit rent−£631 · £86,339 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?The five-year sums

−£23,440 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 25% in the price would leave nothing from a sale after selling costs, and you would still owe the lender any shortfall. That is the £86,339 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