Investor Tools
The Property Cashflow calculator suite — the same tools we use on our own deals. Every formula runs on our server, so the logic stays ours. Tools marked 🔓 99p open with the Property Investor Toolkit — or any Maestría or CIP membership.
Buy-to-let & HMO
Single lets and houses in multiple occupation — from a quick first look to the full conversion model.
Buy-to-Let Calculator
Full BTL deal analysis — costs, financing, stamp duty, cashflow, tax & 20-year growth.
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🔓 99pSmall HMO Calculator
A small HMO conversion — rooms, bills, financing and net cashflow.
Open the tool →🔓 99pHMO Calculator
Model an HMO room-by-room with full running costs, valuation and ROI.
Open the tool →🔓 99pHMO Calculator (Advanced)
The full HMO model — bridging, refurb, licensing, holding costs and refinance.
Open the tool →🔓 99pHMO Ready-to-Let Calculator
An already-operating HMO — yield, cashflow and return on a turnkey deal.
Open the tool →Flips & development
Buy, refurbish and sell — or convert — with every cost, finance line and sensitivity in view.
🔓 99pProperty Flip Calculator
Buy-refurbish-sell profit, ROI and margin including all costs.
Open the tool →🔓 99pProperty Flip (Advanced)
The full flip model — detailed renovation, financing, holding & sale costs.
Open the tool →🔓 99pHMO Flip Calculator
An HMO you refurbish and sell — bridging, refurb, holding costs, capital gain & ROI.
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Commercial → Residential
Full development appraisal with per-unit breakdown, GDV, refinance & sensitivity.
Open the tool →Business, tax & bookkeeping
Run the property business like a business — the numbers a CFO would want on one screen.
🔓 99pCFO Scoreboard / Buy-The-Biz
4-period financials, cash flow, What-If & business-purchase valuation.
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🔓 99pProperty Tax Structure Calculator
Personal name, limited company or hybrid — the tax effect of each structure on your property profits.
Open the tool →Optimal Money Extraction Plan
The most tax-efficient way to take profit out of your company — salary, pension, dividends.
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Xero Transaction Categorisation
Which Xero account and code a property transaction belongs in, and whether it is capital or revenue.
Open the tool →Home, cashflow & habits
Your own home, your own numbers and your own week — the foundations everything else is built on.
Owner-Occupied Home Calculator
The true monthly cost of buying your own home.
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🔓 99pRent-to-Rent Calculator
R2R monthly profit, upfront costs and ROI vs your targets.
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Personal Cashflow Calculator
Income, expenses, assets and liabilities in one statement — and how much of your life passive income already pays for.
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Property Cashflow: The Game
Play a full round against the AI and simulate your way from salary to financial freedom.
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Time Inventory Exercise
Block out where your week actually goes and see what is left for the business.
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Property Cashflow Magazine
Latest issue: Sept 2026
Why landlords selling up is your opening, 45% of buy-to-let now sits in companies, the digital eviction courts arrive, and what a 7-studio HMO in Walton really pays.
Quick calculators
Thirty-second answers when you are standing outside the property.
