Buy-to-let calculator

Buy-to-let yield and cash flow

Estimates only, not financial advice. Tax, stamp duty and lender rules change, and your other income changes the answer. This page does not know your circumstances. Speak to a mortgage broker and a tax adviser before you buy.

Area pages and the analyst open this calculator with an official average already filled in. For a home you have already found, paste the listing link.

Purchase

Purchase price (£)

Monthly rent (£)

Deposit (%)

This is an additional property (5% SDLT surcharge)

Legal, survey and mortgage fee estimate (£)

An allowance, not a quote. The Maidenhead briefing uses £4,000.

Mortgage

Interest rate (% a year)

5.5% is an illustration, the same rate as the Maidenhead note. Replace it with a real quote.

Mortgage type

Term (years)

Running costs

Letting agent fee (% of rent collected)

Maintenance (% of annual rent)

Voids (weeks a year)

Insurance (£ a year)

Service charge and ground rent (£ a year)

Other costs (£ a year)

Ownership

Who is buying

2026/27 England, Wales and Northern Ireland main rates. Scotland’s income tax bands differ. From April 2027, property profit is due to be taxed at 24%, 44% and 49%. This calculator does not use those rates.

Rates as of 10 November 2026. Stamp duty: residential SDLT and the additional-property higher rates (bands from 1 April 2025). Income tax, dividends and the 2027/28 property rates: Budget 2026 Annex A. Corporation tax: HMRC rates. The stress test follows the shape of PRA SS13/16 and usual 125% / 145% lender practice. Nothing on this page is fetched from those sites when you change a figure.