Pro Calculator
Financial Freedom Calculator
Four steps: where you are now, what your ideal life costs, what you need to earn, and the gap between them.
Monthly Income
After tax values
This could be the salary as director of your company.
Only Recurrent Income
Monthly Expenses
Housing & Utilities
Lifestyle & Family
Debt & Other
Current Cash Flow
£4,297.00
Income - Expenses
Financial Freedom
Goal Analysis
2x Sum of living expenses (excluding debt)
Note
Future Lifestyle Costs
Monthly estimated costs for your ideal life
Target Personal Income
£101,040.00
(Annual)
Vision
Step 3. What do you need to get there?
Now that you know the cost of the lifestyle you want, let's break down what you need to do to achieve that income.
Income Breakdown
Total annual cost of your dream life
Congratulations!
You now have more financial clarity than 97% of people in the world! This clarity is key to reaching your goals!
Step 4. What is the Gap?
Now let's calculate the gap from where you are to where you want to be. Once we know the size of your gap, we can start to do the work to close it!
Gap Calculation
From Step 1
From Step 2
This is the annual income you require to have the life you want.
Gap Breakdown
Property Strategy
Based on properties generating £1,000 net monthly
Properties to Close the Gap
Properties needed to cover the difference
Properties for Ideal Life
Total properties needed for financial freedom
Your Next Step
Focus on acquiring 0 more properties to bridge your gap.
Keep this
Email me this analysis
Every figure you have entered and everything the model returns, sent to your inbox. Forward it to a broker, a partner or a solicitor — or reply to it with a question.
On its way.
Most investors have a vague target and no idea what it would take to reach it. This calculator turns a monthly income goal into the number of properties, the capital and the time required to get there.
What this calculator works out
- Your target monthly income, net of tax and costs rather than gross rent.
- The net cashflow a typical deal in your strategy produces, so the property count is based on your market rather than an average.
- The capital each purchase needs, and how quickly recycled deposits allow the next one.
- The timeline to the target at your savings and recycling rate.
A worked example
A £4,000 net monthly target, at £350 net per single let, needs eleven or twelve properties. At £450 net per small HMO it needs nine. The strategy you choose changes the size of the portfolio and the capital it takes to build it.
Common questions
How many properties do I need to replace my salary?
Divide your target net monthly income by the net cashflow per property after every cost, including voids and maintenance. Most people are surprised by the answer because they use gross rent, which roughly halves the count.
Is capital growth or cashflow more important?
Cashflow pays your bills and keeps you solvent through a rate rise; growth builds net worth you cannot spend until you sell or refinance. Financial independence is a cashflow question.
How long does it realistically take?
For most investors recycling capital through refinance, five to ten years to replace an average salary. Anyone promising it in twelve months is selling something.
Related tools and services
Worth running the same deal through the Buy-to-Let Calculator and the HMO 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.