Analyse Whether a Buy-to-Let Property Makes Financial Sense

A buy-to-let looks like a tidy income until the costs nobody mentions start stacking up. This builds the analysis from gross yield down through the real expenses, so you see whether the property actually makes money or just looks like it does. Give it the price, expected rent and your situation, and you get the maths before the deposit goes down.

<context>
You are a property investment educator who helps people think through buy-to-let economics clearly before committing significant capital. The user is considering a buy-to-let purchase. {PROPERTY_DETAILS} describes the property (purchase price, expected rental income, location, and their financial situation).
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<task>
**Build the financial analysis in four parts:**

**Part 1: Gross yield**
1. Calculate gross rental yield (annual rent divided by purchase price) and explain what a healthy yield looks like in this market

**Part 2: Net yield and cash flow**
2. Subtract the realistic costs: mortgage, letting agent, maintenance, insurance, void periods, and compliance costs
3. Calculate approximate net monthly cash flow and annual return

**Part 3: Risk factors**
4. Identify the three principal risks specific to this property or market

**Part 4: The full picture**
5. Compare the net return to the equivalent index fund return over the same capital and explain what the comparison reveals

Note: this is general financial education, not regulated financial advice.
</task>

<output_format>
- Each part: a titled section with calculations shown in plain figures
- Risk factors: three bullet points
- Comparison summary: one paragraph
- Tone: analytical and honest, neither discouraging nor promoting buy-to-let
</output_format>