Property Cashflow Property Cashflow Pro Calculator
Full BTL deal analysis — purchase costs, financing, stamp duty, cashflow, corporation tax and 20-year capital growth.
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.
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.
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.
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.
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.
Want this run on a real deal with you? Book a call, or take the whole set in the UK Property Investor Toolkit.