Rented normally, it costs you £442 a month. That is £5,304 a year, every year you hold it.

Will it pay?Calculator

You top up £442 a month — the mortgage takes 86p of every pound of rent

Borrowing £81,596 less would close that shortfall — which is £81,596 more cash at the start, on top of the deposit.

£1,584 mortgage

£1,842 rent in£442 short

£150 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

£135,875 + refurb costs

And about £26,519 more over five years, because it loses £442 every month you hold it — before any repair. That already assumes the rent never falls.

£135,875 to buy it

deposit · stamp duty · solicitor · fees~£20,499, unseen

□ works not inspected

What would have to be true?The working

£105,000 off and it stops losing money

At the asking price you feed it £442 a month. At £281,188 the rent covers everything — leaving stamp duty of £18,119 at that price.

offer £281,188

asked £390,000

◧ 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 £362,500 in 2021

Nothing nearby is comparable, but asking is 8% more than the £362,500 paid for it in 2021.

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

What will the rent borrow?Lender test

The rent carries £195,438 of the £292,500 loan

That £97,062 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 £65,792. Lenders test the rent at 7.5% and need it to cover 145% of the payment.

£2,651 needed

more than the £1,771 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £1,771PRA-style test

Who has to say yes?Council record

Bolton council decides

Named from the postcode, with no decision record under it. Check Bolton 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

How big is it, really?The plan

One figure, and nothing checking it 1,248 sq ft

Only the agent’s figure exists for this house. Open for what that means.

□ area unchecked — agent’s own

Is it a good location?Open the map

Bolton, BL2 4NY

2 of 5 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

The council here has taken away the automatic right to rent this out by the room

You would have to apply for permission first, and the council can say no.

2 problems found · 4 came back clear · 3 we could not check

■ from the Article 4 maplisting last seen 16 Sep 2026

Which strategy wins?The ways to run it

Every way loses money — Standard rental loses least, at £442 a month

Let it to the council: £5,976 a year less, but they keep paying when it is empty.

Standard rental−£442 · £156,374 in

Rent by the room−£859 · £156,374 in

Guaranteed council rent−£940 · £156,374 in

Housing-benefit rent−£1,231 · £156,374 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

−£43,431 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 £156,374 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