Pro Calculator

Buy-to-Let Calculator

Full BTL deal analysis — purchase costs, financing, stamp duty, cashflow, corporation tax and 20-year capital growth.

Investment Summary

Investment Required

£0

Monthly Mortgage

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Total Monthly Cashflow ?

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Gross Yield (%) ?

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Return on Investment ?

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Annual Price Growth Rate (%):

After 5 Years

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After 10 Years

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After 20 Years

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Module 1. Investment Strategy & Property Details

Investor UK Based:

Asking Price (£):

Current Number of Rooms:

Target Number of Rooms After:

Cash or Loan:

Ltd Purchase?

Additional Property:

Hide:

Module 2. Property Checks

Property ID:

EPC:

Selective Area:

Listed Property:

Desk Valuation (£):

Conservation area:

Location Index:

Tenure:

Tenanted:

Council:

Module 3. Purchase Costs

Auction Fees (£):

Finders Fee (£):

Purchase Legal Fees (£):

Searches, Registration & Compliance (£): i

Valuation Costs (£):

Loan to Value (%):

Annual Interest Rate (%):

Loan Costs (£):

Mortgage Term (years):

Lender Stress Rate (% per year):

Lender ICR (%) — 145 company/higher rate, 125 basic rate:

Stamp Duty (£):

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Deposit Required (£):

£0

Monthly Payment on Repayment (£):

£0

Rent the Lender Needs to See (£):

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Stress Test Cover (100% = passes):

Maximum Borrowing on This Rent (£):

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Total Purchasing Costs (£):

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Module 4. Property Adecuation

Gas Safe and EPC Certificates (£):

Electrical Report (£):

Roof Repairs Contingency (£):

Electrical Repairs Contingency (£):

Heating System Contingency (£):

General Repairs Contingency (£):

Total Repairs Contingency (£):

Furnishing (£):

Total Adecuation Costs (£):

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Module 5. Rental Income & Expenses

Occupation Rate (%):

Rent as a Single Let (£):

Management Fee (%):

Repairs Savings (%):

Insurance (£):

Home Office Rental to Ltd (£):

Net Income Before Taxes (£):

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Module 6. Corporation Tax

Corporation Tax (%):

Accountancy Costs / Month (£):

Annual Taxable Profit (£):

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Annual Tax Payable (£):

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Net Monthly Company Profit:

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Module 6. Income Tax

Your income tax band:

Annual Taxable Profit (£):

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Mortgage Interest (£/yr):

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Finance-Cost Tax Relief (£):

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Annual Tax Payable (£):

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Net Monthly Income After Tax:

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Held in your own name, mortgage interest is not a deductible expense. Tax is charged on the rent less the other costs, and the interest returns only as a basic-rate tax reducer. Assumes this property’s profit sits wholly within the band you pick.

A buy-to-let only looks profitable until you add the costs nobody quotes you. This calculator prices a single-let purchase the way a lender and an accountant would — every acquisition cost, the finance, the tax and what is genuinely left in your account each month.

What this calculator works out

Total cash in: deposit, stamp duty, legal fees, survey, broker and lender fees, and the refurbishment needed to let it.
Stamp duty at the current England bands, including the higher rate that applies to an additional property or any company purchase.
Monthly cashflow after mortgage interest, management, insurance, void allowance and maintenance — not just rent minus mortgage.
Gross yield, net yield and return on the cash you actually invested, so two very different deals can be compared on one number.
The limited-company view: corporation tax on rental profit, and what changes when the property is held personally instead.
Twenty-year capital growth and the equity position at the end of the fixed term.

How the result is worked out

Gross yield is the annual single-let rent divided by the purchase price. Total cash invested is the deposit — or the full price on a cash purchase — plus stamp duty, legal, survey, auction, finder’s and lender fees, plus the works: gas and EPC, the electrical report, the refurbishment and the contingency. Monthly cashflow is the rent less management, repairs, insurance, the mortgage payment and any home-office charge, then less corporation tax if the property is held in a company, or income tax with Section 24 relief if it is held personally. Return on investment is that after-tax cashflow over twelve months divided by the total cash invested.

A worked example

A £120,000 terrace letting at £750 a month looks like a 7.5% gross yield. Add £6,000 stamp duty and fees, a £4,000 refurbishment, 10% management, a 5% void allowance and £1,200 a year of maintenance and the net yield lands closer to 4.4% — still a good deal, but a different one from the one the listing implied.

Common questions

What is a good rental yield for a UK buy-to-let?

Gross yields of 5-6% are typical in the north of England and 3-4% in the south east. What matters more is net yield after costs and whether the monthly cashflow survives a two-percentage-point rise in the mortgage rate. A deal that only works at today’s rate is not a deal.

Should I buy a buy-to-let in a limited company?

A company pays corporation tax on rental profit and can deduct mortgage interest in full, which a higher-rate individual landlord cannot. Against that sit higher mortgage rates, accountancy costs and tax on extracting the money. The calculator shows both, side by side, on your actual numbers.

How much stamp duty will I pay on a buy-to-let?

Standard England rates run 0%, 2%, 5%, 10% and 12% across the bands starting at £125,000, £250,000, £925,000 and £1.5m. An additional property or a company purchase adds the higher-rate surcharge on top of every band, and that surcharge is often the single largest acquisition cost.

Related tools and services

Worth running the same deal through the HMO Calculator and the Flip & BRRR Calculator before you commit to a strategy — the same building can look very different under each, and the gap between them is usually the real decision. The rest are in the calculator library.

If the numbers work and the property is in Liverpool or the Wirral, we run it for a living: see HMO and BTL management for a property you already own, or investment sourcing if you are still looking for the right one.

Want this run on a real deal with you? Come to the free class, or take the whole set in the UK Property Investor Toolkit.