Rented normally, it costs you £32 a month. That is £385 a year, every year you hold it.

Will it pay?Calculator

You top up £32 a month — the mortgage takes 34p of every pound of rent

Borrowing £5,927 less would close that shortfall — which is £5,927 more cash at the start, on top of the deposit.

£479 running

£718 rent in£32 short

£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

£21,900 + refurb costs

And about £1,926 more over five years, because it loses £32 every month you hold it — before any repair. That already assumes the rent never falls.

£21,900 to buy it

~£11,362

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

□ works not inspected

What would have to be true?The working

£5,000 off and it stops losing money

At the asking price you feed it £32 a month. At £52,096 the rent covers everything — leaving stamp duty of £2,605 at that price.

offer £52,096

asked £60,000

◧ 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 £107,000 in 2022

Nothing nearby is comparable, but asking is 44% less than the £107,000 paid for it in 2022.

□ 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 41% 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.

£408 needed

of £690 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £690PRA-style test

Is it a good location?Open the map

Sunderland, SR2 7JZ

1 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 property is being sold at auction, so the price shown is a guide, not what it will cost

Every figure on this page is worked from that price, so paying more than it cuts the return.

2 problems found · 5 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 £32 a month

Let it to the council: £876 a year less, but they keep paying when it is empty.

Standard rental−£32 · £33,262 in

Guaranteed council rent−£105 · £33,262 in

Housing-benefit rent−£263 · £33,262 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

−£7,810 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 £33,262 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