Property investment calculators
Stamp duty, buy-to-let yield and cashflow, mortgage stress test, refurbishment budget and refurbish-and-sell profit, plus the true cost of a bridging loan, a lender stress test and a rent increase checker. Calculations run in your browser; nothing is stored unless you choose to save it.
Can I afford it?
For home buyers: what lenders will lend on your income, your monthly payment, stamp duty and every upfront cost, in one place.
Can I afford it? (home buyers)
- ⚠ Also budget for buildings insurance (needed from exchange), council tax, energy and furnishing. Lenders check your spending as well as income. This is a calculation, not mortgage advice.
Every figure above comes from the assumptions you entered. This is not a valuation, mortgage offer or financial advice.
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Your offer or asking price.
Use local letting agents' valuations — not included in this report unless shown.
e.g. licensing, safety certificates
Default costs are assumptions for illustration — replace them with your own quotes. Stamp duty (£15,000) and refurbishment (£0) come from the other tabs.
After income tax (owned personally)
An estimate for one owner in England, Wales or Northern Ireland, assuming all the profit falls in the band you choose and ignoring carried-forward amounts. Companies pay corporation tax instead and can deduct interest. Check with an accountant.
Three scenarios
| Scenario | Cashflow / month | Net yield | Cash-on-cash |
|---|---|---|---|
| Conservative | £-1,124 | -0.13% | -16.73% |
| Expected | £-884 | -0.11% | -13.17% |
| Optimistic | £-804 | -0.10% | -11.97% |
Conservative: rent −10%, rate +1.5 points, 4 extra void weeks, running costs +20%, works +20%. Optimistic: rent +5%, rate −0.5 points, 1 fewer void week, running costs −10%, works −5%. These are projections from your inputs, not guaranteed returns.
Sensitivity: annual cashflow
| Rent | Rate -1% | Rate +0% | Rate +1% | Rate +2% |
|---|---|---|---|---|
| -10% | £-8,737 | £-10,612 | £-12,487 | £-14,362 |
| +0% | £-8,737 | £-10,612 | £-12,487 | £-14,362 |
| +10% | £-8,737 | £-10,612 | £-12,487 | £-14,362 |
Bridging loan: the true cost
A monthly rate hides the real price. See interest, arrangement and exit fees, and the cash you actually receive.
Bridging loan: true cost
- ⚠ Retained interest is taken from the loan up front, so you receive less cash than the headline loan.
- ⚠ Your exit (sale or refinance) must be realistic before you borrow: if it slips, rolled-up interest and default rates grow fast. This is a calculation, not financial advice.
Every figure above comes from the assumptions you entered. This is not a valuation, mortgage offer or financial advice.
Create a free account to save calculations.
Lender stress test
How much will a buy-to-let lender really lend on this rent, and does the deal still work if rates rise or rent falls?
Lender stress test
- ⚠ Lenders will offer less than you want. Options: a bigger deposit, a 5-year fixed (often tested at a lower rate), or higher rent.
- ⚠ Lenders' tests vary; a broker can find the best fit. This is a calculation, not financial advice.
Every figure above comes from the assumptions you entered. This is not a valuation, mortgage offer or financial advice.
Create a free account to save calculations.
Rent increase checker
The new rules since May 2026: when you can raise the rent, the notice you need, and whether a tribunal would cut it.
Rent increase checker (England)
- ⚠ Since 1 May 2026 (Renters' Rights Act 2025) rent can only go up once a year, using a Section 13 notice on Form 4A with at least two months' notice. Rent-review clauses in tenancy agreements no longer count.
- ⚠ Start the new rent on a rent due date. Wales has its own rules (Renting Homes (Wales) Act). This is guidance, not legal advice.
Every figure above comes from the assumptions you entered. This is not a valuation, mortgage offer or financial advice.
Create a free account to save calculations.