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One practical approach: model three rents—£6,649, a lower achievable figure, and a stressed figure—then combine each with longer vacancy and higher management costs. Keep acquisition costs outside the operating yield but include them when measuring total return. If the investment only clears...

I’m not convinced turnover is automatically the largest omission. With a detached property, insurance and irregular exterior or building repairs deserve separate annual allowances rather than one generic large-repair figure. Also establish who bears the relevant property tax and utilities under...

The uncertain moving date is the detail that changes the comparison for me. If the move never happens, the 20-year fix removes rate-reset risk for a long period; if it happens early, fees, repayment charges and portability conditions may dominate the benefit. I would first test whether the...

That said, an offer log would make the failures more informative: asking price, your offer, visible condition, inspection concerns, response, and anything learned later. Patterns may then appear without treating every rejection as proof that the price was too low.

I partly disagree about rejected offers always being useful data. They help if you learn why you lost or can compare the eventual result. Without feedback, repeatedly increasing offers can teach the wrong lesson, especially if each property has different repair needs or seller priorities.

A useful stress test: remove furniture entirely and assume the urgent work comes in at the upper estimate. If the household emergency reserve still survives, the purchase is on firmer ground.