Useful next calculations
Rates and sources
SDLT/LTT/LBTT bands vary between England, Wales, Scotland and Northern Ireland. Use the appropriate calculator.
Source: HMRC / Welsh Revenue / Revenue Scotland. Check the linked guidance and any live quote before acting.
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.
A worked example
These are the example figures the calculator opens with.
| Input | Value |
|---|---|
| Purchase Price (£) | £200,000 |
| Current Value (£) | £260,000 |
| Years Held | 5 |
For those figures the calculator returns:
- Total growth: 30.00%
- Annualised: 5.39%
- Profit: £60,000.00
Method & assumptions
This calculator uses three inputs — purchase price, current value, and years held — to produce total percentage growth, annualised compound growth, and the absolute profit figure. Total growth is calculated as (current value minus purchase price) divided by purchase price, multiplied by 100. Annualised growth uses the compound annual growth rate formula: (current value divided by purchase price) raised to the power of one divided by years held, minus one, expressed as a percentage.
The profit figure shown is the gross gain before costs. A realistic net profit should deduct property transfer tax paid on purchase, conveyancing and survey fees, any capital improvements (which also reduce your CGT liability on disposal), and selling costs including estate agent fees and legal fees on sale. Capital Gains Tax is also payable on disposal of investment property; the chargeable gain should be reported to tax authority within 60 days of completion. The calculator does not account for inflation or rental income received during the holding period, both of which are relevant to an overall investment assessment.
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.