Rented normally, you'd make about £28 a month.

What could kill thisThe checks

You would not own it outright — 32 years left, and buying more years is expensive

Nobody has priced those extra years here, and they cost more every year you leave it.

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

■ from the listinglisting last seen 16 Sep 2026

Will it pay?Calculator

£28 of every £650 is yours to keep, each month

You keep 4p of every pound of rent. The mortgage takes 19p.

£469 running

£650 rent in£28 yours

£175 of that is a guess — no service charge published.

□ service charge not published2 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

£12,450 + refurb costs

£4,950 of that never comes back — stamp duty, solicitor and lender fees.

£12,450 to buy it

~£10,764

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

□ works not inspected

What would have to be true?

No recorded basis for the rent to work from

Every price on this card is that rent inverted, and this row records no basis for its rent — not that the rent is wrong, but that we cannot show it was measured against nearby lettings. A price quoted to the £5,000 needs evidence we can point at.

□ rent basis not recorded

Is the price right?Comparables

We can't tell — nothing nearby is alike enough

The dearest sold for 2.6× the cheapest, so the rent has to justify this price on its own.

you'd pay £30,000

£27,000

£28,000

£30,000

£40,000

£58,000

£65,000

£65,000

£69,750

£27k£48.4k£69.8k

£27,000 cheapest£69,750 dearest

8 completed sales, same property type, last 3 years

□ 8 sold nearby, not matched on sizeHM Land Registry Price Paid Data

What will the rent borrow?Lender test

The rent carries the whole loan — it could fall 67% and still cover it

Your deposit is what limits this one, not the rent. Lenders test the rent at 7.5% and need it to cover 145% of the payment.

£204 needed

of £625 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £625PRA-style test

How big is it, really?The working

One figure, and nothing checking it 420 sq ft

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

■ area measured on site

Is it a good location?Open the map

Hull, HU3 1PP

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 4Planning permission required to let by the room

■ postcode area, not this address

Which strategy wins?The ways to run it

Nothing here beats a plain let

Standard rental also ties up the least cash, £23,214.

Standard rental+£28 · £23,214 in

Housing-benefit rent−£142 · £23,214 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) · Guaranteed council rent (no scheme in this borough) · Buy, improve & sell (pays out on sale)

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

What would you walk away with?The five-year sums

−£4,092 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 38% in the price would leave nothing from a sale after selling costs, and you would still owe the lender any shortfall. That is the £23,214 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