Rented normally, it costs you £291 a month. That is £3,498 a year, every year you hold it.

Will it pay?Calculator

You top up £291 a month — the mortgage takes 55p of every pound of rent

Borrowing £53,811 less would close that shortfall — which is £53,811 more cash at the start, on top of the deposit.

£691 mortgage

£804 running

£1,251 rent in£291 short

◧ market rent £1,251 · 161 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

£57,450 + refurb costs

And about £17,488 more over five years, because it loses £291 every month you hold it — before any repair. That already assumes the rent never falls.

£57,450 to buy it

deposit · stamp duty · solicitor · fees~£11,960, unseen

□ works not inspected

What would have to be true?The search

No offer makes this pay

Even at £102,000 — well below the £170,000 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 £102,000

Is the price right?The deeds

Last sold for £158,000 in 2023

Nothing nearby is comparable, but asking is 8% more than the £158,000 paid for it in 2023.

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

What will the rent borrow?Lender test

The rent carries the whole loan — it could fall 4% 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.

£1,155 needed

of £1,203 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £1,203PRA-style test

How big is it, really?The plan

The rooms are on the plan; the total is not

The plan is on file; the floor area is not.

□ no floor area published

Is it a good location?Open the map

Leeds, LS12 1DP

1 of 2 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

£4,784 a year in charges for the building, owed even when nobody is living there

The contract the property is sold under sets these charges, and they can go up over the years.

3 problems found · 3 came back clear · 1 we could not check · 2 do not apply to this property

■ from the listinglisting last seen 15 Sep 2026

Which strategy wins?The ways to run it

Every way loses money — Standard rental loses least, at £291 a month

Let it to the council: £3,504 a year less, but they keep paying when it is empty.

Standard rental−£291 · £69,410 in

Guaranteed council rent−£583 · £69,410 in

Housing-benefit rent−£725 · £69,410 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

−£24,485 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 £69,410 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