Rented normally, it costs you £129 a month. That is £1,553 a year, every year you hold it.

Will it pay?Calculator

You top up £129 a month — the mortgage takes 62p of every pound of rent

Borrowing £23,890 less would close that shortfall — which is £23,890 more cash at the start, on top of the deposit.

£650 mortgage

£488 running

£1,049 rent in£129 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

£54,100 + refurb costs

And about £7,764 more over five years, because it loses £129 every month you hold it — before any repair. That already assumes the rent never falls.

£54,100 to buy it

~£33,931

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

□ works not inspected

What would have to be true?The working

£30,000 off and it stops losing money

At the asking price you feed it £129 a month. At £128,141 the rent covers everything — leaving stamp duty of £6,470 at that price.

offer £128,141

asked £160,000

◧ 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 £95,000 in 2009

Nothing nearby is comparable, but asking is 68% more than the £95,000 paid for it in 2009.

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

What will the rent borrow?Lender test

The rent carries £111,300 of the £120,000 loan

That £8,700 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 rent carries the whole loan. Lenders test the rent at 7.5% and need it to cover 145% of the payment.

£1,088 needed

more than the £1,009 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £1,009PRA-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

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

Bolton, BL6 5ER

1 of 3 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 · 2 came back clear · 5 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 — Rent by the room loses least, at £98 a month

Let it to the council: £1,404 a year less, but they keep paying when it is empty.

Rent by the room−£98 · £88,031 in

Standard rental−£129 · £88,031 in

Guaranteed council rent−£246 · £88,031 in

Housing-benefit rent−£461 · £88,031 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

−£20,463 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 32% in the price would leave nothing from a sale after selling costs, and you would still owe the lender any shortfall. That is the £88,031 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