Example result based on the prefilled values.
Return on Investment
10.00%
Continue your plan
Useful next calculations
When to use this calculator
- Before buying, renting, refinancing, or reviewing a property investment.
- When you want to compare cash flow, yield, growth, and ownership costs side by side.
- When you need a fast estimate before speaking to an agent, lender, or adviser.
- When you are assessing whether a rental property still makes financial sense after a mortgage rate change.
- When you want to compare the total cost of renting against owning over a five- or ten-year horizon.
A realistic Ireland planning example
Use these sample inputs as a quick scenario test, then change one variable at a time to compare outcomes.
Profit (€)
20000
Total Investment (€)
€15,000
After entering these figures, focus on return on investment first and then rerun the tool with a more cautious assumption to understand the realistic range of outcomes rather than relying on a single estimate.
How to read your results
Return on Investment
Use this to compare scenarios over different time horizons and judge whether the projected outcome clears your minimum required target. Remember that real-world returns fluctuate, so also check the result under a more conservative growth assumption.
Method & assumptionsAuthoritative sources
This calculator divides net profit by total investment and expresses the result as a percentage. It is a simple, universal performance measure that works across all property strategies: buy-to-let, flipping, development, and commercial property. The key to an accurate result is using comprehensive figures for both inputs.
For profit, start with sale proceeds or current market value, then deduct purchase price, all transaction costs (Stamp Duty Land Tax, legal fees, surveys), any renovation or improvement spend, ongoing costs during the holding period, and selling costs including estate agent fees. For investment, use the total cash outlay — deposit, fees, and capital improvements — rather than the gross property price if you used mortgage finance. Note that this calculator does not model Capital Gains Tax, which is chargeable on disposal of investment property at 18% (basic rate) or 24% (higher rate) after your annual CGT allowance. Always seek professional tax advice before completing a property transaction.
Common mistakes
- !Using an assumption that is not supported by a current local quote, bill, statement or official source.
- !Treating a generic estimate as a lender, provider, payroll or tax authority decision.
- !Mixing monthly and annual inputs without converting them consistently.
- !Forgetting location-specific taxes, fees, eligibility rules or payroll deductions where they apply.
- !Testing only one scenario instead of checking how a cautious assumption changes the result.
What to do next
- Run a second scenario with a cautious assumption so you can see the downside clearly.
- Compare the result with the related calculators below before making a decision.
- Check current local rules, eligibility and provider terms before applying or committing money.
- Keep a record of the assumptions so you can update the estimate when a quote, bill or pay figure changes.
- Use the result to prepare better questions for a lender, provider, adviser or employer rather than treating it as a final answer.
Frequently asked
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