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 (£) | £150,000 |
| Renovation Cost (£) | £25,000 |
| Agent & Legal Fees (£) | £5,000 |
| Sale Price (£) | £220,000 |
For those figures the calculator returns:
- Profit: £40,000.00
- Total cost: £180,000.00
- ROI: 22.22%
Method & assumptions
This calculator estimates gross profit on a property flip by subtracting total costs from the anticipated sale price. Total cost is the sum of purchase price, renovation spend, and agent fees entered. Return on investment is then expressed as profit divided by total cost, as a percentage. This gives a quick sense of whether a project meets your minimum return threshold before committing capital.
The calculator does not include property transfer tax, finance costs (bridging loan interest and arrangement fees), legal fees on purchase and sale, or Capital Gains Tax — all of which are material on a real transaction. For a property held as an investment property rather than a main residence, the 5% property transfer tax surcharge for additional dwellings applies in England. If tax authority treats the flip as a trading activity rather than a capital disposal, income tax and social insurance contributions may apply instead of CGT. Users should add these costs manually and consult a tax adviser before committing to a project.
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.