Rented normally, you'd make about £1,405 a month, if it can be let.

Will it pay?Calculator

£1,405 of every £2,400 is yours to keep, each month

You keep 59p of every pound of rent. The mortgage takes under 1p.

£1,405 yours

£2,400 rent in£1,405 yours

◧ market rent £2,400 · 8 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

£3,519 + refurb costs

£2,869 of that never comes back — stamp duty, solicitor and lender fees.

£3,519 to buy it

~£1,560

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

What will the rent borrow?Lender test

The rent carries the whole loan — it could fall 99% 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.

£18 neededof £2,308 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £2,308PRA-style test

Who has to say yes?Council record

Enfield council decides

Named from the postcode, with no decision record under it. Check Enfield council's pre-application advice before you commit to a room-let plan.

■ Article 4 — planning permission required◧ authority from the postcode□ no decision recordfrom the Article 4 map we hold

Is it a good location?Open the map

No school rated Good or better in this postcode area

3 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

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.

3 problems found · 1 came back clear · 5 we could not check

■ from council licensing registerlisting last seen 20 May 2026

Which strategy wins?The ways to run it

Nothing here beats a plain let

Let it to the council: £2,436 a year less, but they keep paying when it is empty.

Standard rental+£1,405 · £5,079 in

Guaranteed council rent+£1,202 · £5,079 in

Housing-benefit rent+£860 · £5,079 in

Rent by the room+£541 · £5,079 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?The five-year sums

+£88,154 after five years on the cash you put in, before tax on the sale

More 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 45% in the price would leave nothing from a sale after selling costs, and you would still owe the lender any shortfall. That is the £5,079 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