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, tax, yield or ownership costs.
- When you need a fast estimate before speaking to an agent, lender or adviser.
- When you want to see how a rate or price change moves the result.
Example: comparing a buy-to-let on a net-yield basis
Use these sample inputs as a quick scenario test, then change one variable at a time to compare outcomes.
| Input | Value |
|---|---|
| Property price | £260,000 |
| Monthly rent | £1,250 |
| Annual costs | £3,600 |
| Decision focus | Gross yield versus net cash flow |
A deal that looks fine on gross yield can still be thin once costs are added. Net yield tells you whether the property pays its way or just looks attractive on the surface.
How to read your results
Gross Yield
The figure produced by this output for the inputs you entered. Change one variable at a time if you want to see what drives it.
Net Yield
The figure produced by this output for the inputs you entered. Change one variable at a time if you want to see what drives it.
Annual Rent
The figure produced by this output for the inputs you entered. Change one variable at a time if you want to see what drives it.
Method & assumptionsAuthoritative sources
This calculator estimates both the gross and net rental yield on a buy-to-let property. Gross yield is calculated as annual rental income divided by total property purchase cost, expressed as a percentage. Net yield additionally deducts estimated annual costs including mortgage payments, letting agent fees, landlord insurance, maintenance provisions, and a void allowance. UK-specific considerations include the restriction of mortgage interest tax relief for individual landlords to the basic-rate tax credit (introduced progressively from 2017), the higher stamp duty surcharge on additional properties, and potential letting agent licensing requirements that vary by local authority. The net yield figure in this calculator is pre-income-tax; your after-tax return will be lower depending on your marginal rate. Always seek advice from a qualified accountant familiar with property taxation.
Common mistakes
- !Comparing rent and ownership costs without including taxes, fees and maintenance.
- !Using purchase price alone without testing financing or vacancy assumptions.
- !Relying on yield or growth in isolation instead of reviewing the full property case.
- !Using the wrong national transaction-tax calculator for the purchase location.
What to do next
- Run a second scenario with a higher rate or lower rental yield.
- Compare the result with a buy-versus-rent or mortgage calculator before making an offer.
- Use the matching national transaction-tax calculator for the purchase location.
- Note the key figures to share with your solicitor or lender.
Frequently asked
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