Continue your plan
Useful next calculations
Rates & sources
Cash-flow planner using only the sale, redemption, mortgage, tax and quote figures entered. It does not calculate property transaction tax or porting eligibility.
| Band / figure | Rate |
|---|---|
| Sale proceeds | entered by you |
| Redemption + ERC | lender figures required |
| Buying and selling costs | entered by you |
| Final cash requirement | conveyancer statement |
Source: MoneyHelper — buying and moving costs — 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 realistic UK planning example
Use these sample inputs as a quick scenario test, then change one variable at a time to compare outcomes.
| Input | Value |
|---|---|
| Expected sale price (£) | £0.30 |
| Mortgage redemption balance (£) | £200,000 |
| Estate-agent fee including VAT (£) | 35 |
| Selling legal and admin fees (£) | 1500 |
After entering these figures, review net sale equity, cash needed for purchase + costs and total transaction costs together rather than in isolation. Then rerun the tool with one input adjusted.
How to read your results
Net Sale Equity
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.
Cash Needed for Purchase + Costs
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.
Total Transaction Costs
The headline outcome of this calculation. It is most useful when read alongside the supporting metrics rather than in isolation.
Deposit or Equity Into New Home
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.
Funding Gap
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.
Cash Left
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 planner follows the cash through a UK home move. It deducts the mortgage redemption balance, estate-agent fee, selling legal costs and any ERC from the expected sale price, then combines the resulting equity with additional savings.
On the purchase side it adds the deposit or equity not covered by the new mortgage, the property-transaction-tax estimate, legal work, searches, survey, cash-paid mortgage fees, removals and immediate costs. The result shows the funding gap or cash left rather than hiding fees inside a headline deposit.
Every cost is user-entered. The tool does not determine SDLT, LBTT or LTT, mortgage portability, lender affordability, exchange deposits, service-charge apportionments or completion balances. Use a redemption statement, written quotes and the conveyancer's completion statement.
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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