Useful next calculations
Rates and 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 or 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 worked example
These are the example figures the calculator opens with.
| Input | Value |
|---|---|
| Expected sale price (£) | £325,000 |
| Mortgage redemption balance (£) | £190,000 |
| Estate-agent fee including VAT (£) | £4,500 |
| Selling legal and admin fees (£) | £1,500 |
For those figures the calculator returns:
- Net sale equity: £129,000.00
- Cash needed for purchase + costs: £142,649.00
- Total transaction costs: £23,649.00
- Deposit or equity into new home: £125,000.00
- Funding gap: £3,649.00
- Cash left: £0.00
Method & assumptions
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.